F.4.2 Cornwall Council Pydar House Pydar Street Truro Cornwall TR1 1XU Email: [email protected] Tel: 0300 1234151 Web: www.cornwall.gov.uk
Application number: PA14/02447
Agent: Nathaniel Lichfield And Partners Applicant: Planning Design Economics C/O Agent 14 Regents Wharf All Saints Street London N1 9RL
Town And Country Planning Act 1990 (As Amended) Town And Country Planning (Development Management Procedure) (England) Order 2015 Grant of Outline Planning Permission
CORNWALL COUNCIL, being the Local Planning Authority, HEREBY GRANTS CONDITIONAL PERMISSION, subject to the conditions set out on the attached schedule, for the development proposed in the following application received on 12 March 2014 and accompanying plan(s):
Description of Development: Hybrid application comprising Outline permission for a mixed use residential-led development, including, preparatory works including demolition of existing farm buildings as necessary; up to 1000 residential units (Use Class C3); care home up to 80 beds or sheltered housing up to 50 units, or combination thereof (Use classes C2/C3); up to 6 hectares of employment land (Use classes B1/B2/B8); 1 neighbourhood centre approximately one hectare, including uses in use classes A1/A2/A3/A4/A5 (up to 1000 sqm, including convenience store up to 400 sqm), B1a, C3, D1/D2, with associated car parking, landscaping works (including a village square) and public realm; one commercial centre approximately 0.5 hectares (including uses in use classes
YOUR ATTENTION IS DRAWN TO THE ATTACHED NOTES.
Phil Mason DATED: 13 October 2017 Service Director Planning and Sustainable Development
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SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
A1/A2/A3/A4/A5 (including convenience store up to 60 sqm), C1 (including hotel of up to 60 bedrooms), C3, D1/D2) with associated car parking, landscaping works (including a central space) and public realm; education facilities (including a minimum 1.3 hectare site for primary school); open space including parks, amenity green space, natural and semi-natural green spaces, outdoor sports provision, facilities for children and young people, allotments, community orchards and forest gardens; associated infrastructure works (undergrounding of overhead electrical power lines, internal access roads, footpaths/cycleways including a pedestrian bridge across the A38); and landscaping works (including surface water drainage and levelling/creation of earth bunds/mounds and detailed permission for the construction of a western access, comprising a roundabout and link road off the A38 and associated highways works, an eastern access comprising a roundabout off the A388; footpaths/cycleways, landscaping and associated engineering/infrastructure works, and improvements to the existing highway (including Carkeel/A38 and Avery Way/A388 roundabouts).
Location of Development: Land At Broadmoor Farm Stoketon Cornwall
Parish: Saltash
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
CONDITIONS:
1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission or before the expiration of two years from the date of approval of the last Reserved Matters for the first phase of development, whichever is the later date. Reason: In accordance with the requirements of Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2 Any application or submission for any approval pursuant to these conditions shall be made in writing to the Local Planning Authority and any approval shall be given in writing. The works will be carried out as approved. Reason: In accordance with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
3 Prior to the commencement of the development hereby permitted a site wide phasing plan shall be submitted which: i Identifies phases of key infrastructure to include: (a) the proposed drainage/SUDs network showing the main detention ponds and general location of swales; (b) open space/green infrastructure; (c) the main highway between Point 1 and 2 as shown on Parameter Plan 2; and (d) the primary cycleway/footpaths between A-J and G-BR as shown on Parameter Plan 7. The surface water drainage will be in accordance with the surface water drainage strategy drawing number 10193-DR-01 Revision I, agreed as part of the hybrid application; ii identifies phases for the whole development hereby permitted; and iii includes an indicative programme for implementation of the development. The above shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with the approved phasing plan. An up-to-date phasing plan and programme shall be maintained at all stages of the development hereby permitted and shall accompany each application for reserved matters approval that is submitted pursuant to this permission. No phase or parcel of the development shall commence until an up-to-date phasing plan has been approved and the development shall thereafter be carried out in accordance with the approved up- to-date phasing plan. This condition does not prevent the construction of any parcel being undertaken concurrently with any other parcel. Reason: To secure the programme for the delivery of key infrastructure and ensure that the Local Planning Authority is able to monitor the delivery of the development. To guide submission of details required by other conditions and to
Phil Mason DATED: 13 October 2017 Service Director Planning and Sustainable Development
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SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
accord with planning guidance contained within the National Planning Policy Framework.
4 No development shall commence until a Construction Environment Management Plan (CEMP) has been submitted to, and approved in writing by, the Local Planning Authority. The CEMP shall include the following documentation and information: An Environmental Risk Register and associated procedures, which show how environmental risks will be addressed. Procedures setting out how internal communication will be programmed, managed and documented in respect of all environmental matters. Procedures for handling external communications, liaison and complaints including the development and maintenance of a clear audit trail. Procedures for addressing non-compliance and corrective actions. Procedures for dealing with major incidents, unexpected occurrences or finds during construction, particularly related to: o Air quality (for example dust) o Archaeology o Ground quality (contamination issues) o Noise and vibration o Water resources o Location of the works, including a site plan, showing construction site boundaries, position of plant and any sensitive receptors, e.g. trees, water courses, gas pipelines, electricity overhead power lines, local residents, etc. The erection and maintenance of security hoarding o Details of wheel washing facilities. o Details of proposed working hours o Management Plan - Specific plans relating to the following topics: o Ecology o Archaeology Landscape and Trees Lighting o Noise and Vibration Pollution incident control Traffic o Waste o Environmental Liaison o Appointment of a manager who will act as the Project Environmental Manager (PEM) o A site-waste management plan (SWMP) detailing how demolition and construction waste will be managed. o The works shall be carried out in accordance with the approved CEMP unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of protecting the local environment by controlling emissions to air, water and soil including noise, dust, lighting); minimise disruption of local residents and in the interesting of highway safety in
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
accordance with Policy 16 of the Cornwall Local Plan and planning guidance contained within the National Planning Policy Framework.
5 1. With respect of archaeological recording of buried and upstanding archaeological features: A) No demolition/development shall take place/commence on a phase until a programme of archaeological work including a Written Scheme of Investigation for that phase has been submitted to and approved by the Local Planning Authority in writing. The scheme shall include (insofar as it relates to that parcel) an assessment of significance and research questions, and: o The programme and methodology of site investigation and recording o The programme for post investigation assessment o Provision to be made for analysis of the site investigation and recording o Provision to be made for publication and dissemination of the analysis and records of the site investigation o Provision to be made for archive deposition of the analysis and records of the site investigation o Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation B) No demolition/development shall take place on a parcel of development other than in accordance with the Written Scheme of Investigation for that parcel approved under condition (A). C) No parcel of development shall be occupied or brought into use until the site investigation and post investigation assessment in respect of that parcel has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured in accordance with the approved details. 2. With respect to the retention of Cornish hedges, no parcel of development, hereby permitted shall be begun until a plan has been submitted showing the extent of the retained Cornish hedges in that parcel, together with a method statement to describe how they will be identified and retained has been approved in writing by the Local Planning Authority. Reason: To ensure that archaeological recording of buried and upstanding archaeological features are undertaken in accordance with Policy 24 of the Cornwall Local Plan and planning guidance contained with the National Planning Policy Framework.
6 No more than 200 dwellings shall be occupied on the site subject of this permission until the off-site Highway Improvement works to Manadon Junction (A38), Plymouth 'Proposed Eastbound Off-slip' have been carried out and completed in accordance with Brookbanks drawing 10193-HL-701 Rev D or other suitable alternative scheme to be submitted to and approved by Cornwall Council
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
in conjunction with Highways England. The Highways Improvement works to Manadon Junction (A38), Plymouth 'Proposed Eastbound Off-slip' shall be constructed, completed and open to traffic in accordance with Brookbanks drawing 10193-HL-701 Rev D or other suitable alternative scheme previously approved by the Council before occupation of the 201st dwelling within the application site subject of this permission.
Reason:To ensure that the highway safety scheme to manage additional traffic growth using the Manadon Junction on the A38 Eastbound Off slip has been constructed and completed to minimise disruption to the Strategic Road Network in line with Paragraph 32 of the NPPF that seeks to ensure improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development.
7 The development hereby permitted shall not be carried out otherwise than in accordance with the following approved plans or other such plans to be approved by the Local Planning Authority in writing:
Site Location Plan A30947/032 Whole Site Highways Layout 10193-HL-100 Proposed Finished Contours 10193-HL-102 Proposed Highway Cross Sections (Sheet 1 of 7) 10193-HL-110 Proposed Highway Cross Sections (Sheet 2 of 7) 10193-HL-111 Proposed Highway Cross Sections (Sheet 3 of 7) 10193-HL-112 Proposed Highway Cross Sections (Sheet 4 of 7) 10193-HL-113 Proposed Highway Cross Sections (Sheet 5 of 7) 10193-HL-114 Proposed Highway Cross Sections (Sheet 6 of 7) 10193-HL-115 Proposed Highway Cross Sections (Sheet 7 of 7) 10193-HL-116 Eastern Access Works dwgs 10193-HL-301; 10193-HL-311 and 10193-HL-321 Stoketon Cross Junction works dwg 10193-HL-201B and 10193-HL-211C Western Access works dwgs 10193-HL-211 Rev C; 10193-HL-221 and 10193-HL- 231 Roods Corner Junction Works dwg 10193-HL-502D Off-Site Highways Improvement Carkeel Roundabout Proposed Arrangement dwg 10193-HL-401 Off-Site Highways Improvement Carkeel Roundabout Interim Arrangement dwg 10193-HL-405
Reason: To ensure that the development subject of this permission is enacted on the basis of the approved plans or other such plans to be approved by the Local Planning Authority in writing.
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
8 The employment (Use Class B) and education (Use Class D1) uses in the development hereby permitted shall not be occupied and no more than 175 dwellings in the development hereby permitted shall be occupied until a detailed scheme for the following highway junction improvement works: i. a new roundabout and associated access works on land near Stoketon Cross on the A38 (Trunk Road) and other access works to include the highway link between Roods Corner Junction improvement works along Top Lane and through the site subject of this permission and associated pedestrian and cycle infrastructure as shown generally on drawing numbers 10193-HL-201B and 10193-H-L211C produced by Brookbanks Consulting, and ii. alterations comprising a new roundabout at Roods Corner (also known as Hatt Junction - the junction of the un-named road from A38 at Stoketon Cross and A388) as shown generally on drawing number 10193-HL-502D produced by Brookbanks Consulting, has been submitted to and approved in writing by the Local Planning Authority and the works approved pursuant to (i) above have commenced at Stoketon Cross. The detailed scheme will include details of surface water drainage, materials, lighting and a programme to show that the Stoketon Cross works (see i above) will be completed and open to traffic in advance of the completion of the Roods Corner Works (as detailed in (ii) above). Vehicle access to the development hereby permitted shall not be taken from the highway link between Roods Corner junction improvement works and Stoketon Cross junction improvement works until the Stoketon Cross junction improvement works have been completed and open to traffic in accordance with the approved scheme. The new junctions at Stoketon Cross and Roods Corner (in (i) and (ii) above)shall not be provided otherwise than in accordance with the approved detailed scheme
Reason: To ensure that detailed junction designs for the proposed Stoketon Cross/A38 Junction and Roods Corner (also known as Hatt Junction) on the A388 are assessed, approved and constructed to the satisfaction of Cornwall Council and Highways England; and to ensure appropriate management of surface water, to accord with Policies 26 and 27 of the Cornwall Local Plan and the planning guidance contained within the National Planning Policy Framework.
9 No development shall commence, unless a detailed scheme for highway junction improvement works comprising a new roundabout and associated pedestrian and cycle infrastructure / crossing point(s) at the eastern access of the site on to the A388 (including details of surface water drainage, materials and lighting) has been submitted to and approved in writing by the Local Planning Authority. No residential unit comprised in the development authorised by this permission shall
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
be occupied until the approved works have been completed and are open to traffic.
Reason: To ensure that a detailed junction design for the proposed eastern access onto Carkeel Road is assessed, approved and constructed to the satisfaction of Cornwall Council and for reasons of highway safety and appropriate management of surface water accords with Policies 26 and 27 of the Cornwall Local Plan and the planning guidance contained within the National Planning Policy Framework.
10 Application for approval of reserved matters for the first phase of the development hereby approved shall be made to the Local Planning Authority not later than the expiration of three years from the date of this permission. All applications for approval of the Reserved Matters for the remaining phases of development shall be made before the expiration of twelve years from the date of this permission. Reason: In accordance with the requirements of Section 92 of the Town and Country Planning Act 1990 (as amended) and in accordance with requirements of Articles 1 and 3 of the Town and Country Planning (General Development Procedure) Order 1995 (as amended).
11 Development shall not commence within any phase until details of the layout (including existing and proposed levels in relation to adjoining phases and highways(s)), scale, appearance (including details of materials for external walls and roof coverings), means of internal access and landscaping for that phase ('the reserved matters') have been submitted to and approved in writing by the Local Planning Authority. No phase of development shall be carried out otherwise than in accordance with the approved details. Reason: In accordance with the requirements of Section 92 of the Town and Country Planning Act 1990 (as amended) and in accordance with requirements of Articles 1 and 3 of the Town and Country Planning (General Development Procedure) Order 1995 (as amended).
12 Applications for the approval of reserved matters shall be accompanied by a detailed Masterplan and a Mini Design Code for the phase to which those reserved matters relate, for the approval by the Local Planning Authority. The Mini Design Code shall follow the design principles established in the submitted Design and Access Statement, shall include details of the matters listed below:
(a) Building form (b) Building height (c) Private and public space (d) Street typology
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
(e) Lighting schemes including technical information (f) Access and circulation (g) Car parking and turning areas (h) Waste storage and recycling facilities (i) Landscape/public realm treatment (including the routing and position of underground services adjacent to trees and hedgebanks, where applicable) (j) Boundary treatment (k) Mix of units and distribution of affordable units Each parcel of development therein shall be completed in accordance with the approved Mini Design Code and Masterplan for that phase.
Reason: To ensure that high standards of urban design and comprehensively planned development is designed and phased to ensure maximum practical integration between different land uses within and beyond the site is achieved in accordance with Policies 2(1); 12 and 13 of the Cornwall Local Plan and Paragraph 59 of the NPPF.
13 No development shall commence, unless a detailed scheme of works for the construction of a temporary pedestrian and cycle access across the site (west to east) from the 'western access works' (being highway works connecting the new roundabout at Stoketon Junction with the new roundabout at Roods Corner)' to the 'eastern access' from the site onto Carkeel Road, has been submitted to and approved in writing by the Local Planning Authority. The temporary pedestrian and cycle route shall be constructed in accordance with the approved details and be available for public use before occupation of the employment (Use Class B) uses or the 431st dwelling pursuant to this permission. Reason: To ensure that a pedestrian and cycle route is available to provide direct access from the site subject of this permission to Carkeel Road to encourage sustainable forms of travel between the site and Saltash to accord with Policy 27 of the Cornwall Local Plan and in accordance with the NPPF.
14 There shall be no occupation of the 350th dwelling pursuant to this permission, until a detailed scheme of works for the construction of a permanent pedestrian and cycle access across the site (west to east) including associated surface water drainage and lighting from the 'western access works' to the 'eastern access' onto Carkeel Road, has been submitted to and approved in writing by the Local Planning Authority. The pedestrian and cycle route shall be constructed in accordance with the approved details and be available for public use prior to completion of the 650th dwelling pursuant to this permission. Reason: To ensure that a pedestrian and cycle route is available to provide direct access from the site subject of this permission to Carkeel Road to encourage sustainable forms of travel between the site and Saltash to accord with Policy 27 of the Cornwall Local Plan; and in accordance with the NPPF.
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
15 There shall be no occupation of 500 or more dwellings pursuant to this permission until a detailed scheme for the new pedestrian / cycle bridge over the A38 linking the site subject of this permission to Liskeard Road (including details of associated surface water drainage and lighting) has been submitted to and approved in writing by the Local Planning Authority. There shall be no occupation of 700 or more dwellings pursuant to this permission until the pedestrian / cycle bridge has been completed in accordance with the approved scheme and is open for use by the public. The pedestrian / cycle bridge shall be maintained thereafter in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. The pedestrian / cycle bridge shall remain open continuously (apart from closure for maintenance purposes) thereafter for public use.
Reason: To ensure that a pedestrian / cycle bridge over the A38 is built and provides direct access from the site subject of this permission and Liskeard Road to encourage sustainable forms of travel between the site and Saltash is constructed to the satisfaction of Cornwall Council and for reasons of highway safety; appropriate management of surface water and lighting which accords with Policies 26 and 27 of the Cornwall Local Plan and the planning guidance contained within the National Planning Policy Framework. to accord with Policy 27 of the Cornwall Local Plan
16 The development hereby permitted shall not be carried out otherwise than in accordance with the following approved plans: o Development Extents ref: PS30947-012.1- Rev G; o Primary Access ref: PS30947-012.2-Rev H; o Land Use ref: PS30947-012.3-Rev J; o Restricted Zones ref: PS30947-012.4-Rev H; o Landscape and Open Space Requirements ref: PS30947-012.5-Rev J; o Building Heights PS30947-012.6-Rev G; and o Pedestrian/Cycle Routes PS30947-012.7-Rev H. Reason: To ensure that the development incorporates a mix of land uses within the specific context of land at Broadmoor Farm, West Saltash to create a sustainable development in accordance with planning guidance contained within the National Planning Policy Framework and reflects the extent of development tested in the Environmental Statement.
17 The development hereby permitted shall provide: i. not more than 1,000 residential units ii. not more than a care home of up to 80 beds or sheltered housing up to 50 units, or combination thereof (Use Classes C2/C3) iii. not more than six hectares of employment land (Use Classes B1/B2/B8);
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
iv. not more than one neighbourhood centre approximately one hectare, including uses in Use Classes A1/A2/A3/A4/A5 (up to 1,000 sqm, including convenience store up to 400 sqm), B1a, C3, D1/D2, with associated car parking, landscaping works (including a 'village square') and public realm; v. not more than one commercial centre approximately 0.5 hectares (including uses in Use Classes A1/A2/A3/A4/A5 (including convenience store up to 60 sqm), C1 (including hotel of up to 60 bedrooms), C3, D1/D2 ) with associated car parking, landscaping works (including a central space) and public realm; vi. not less than a minimum 1.3 hectare site for a primary school; and vii. not less than the minimum open space (9.1 ha) including parks, amenity green space, natural and semi-natural green spaces, outdoor sports provision, facilities for children and young people, allotments, community orchards and forest gardens. Reason: To ensure that the development incorporates a mix of land uses within the specific context of land at Broadmoor Farm, West Saltash to create a sustainable development in accordance with planning guidance contained within the National Planning Policy Framework.
18 No part of: i. the residential development hereby permitted shall be occupied unless a travel plan (which shall be in substantial accordance with the Framework Travel Plan dated December 2013) for the residential development has been submitted to and approved in writing by the Local Planning Authority in consultation with Highways England (Highways Authority for Trunk Roads on behalf of the Secretary of State); ii. the employment development Use Class B1/B2/B8 hereby permitted shall be occupied unless a travel plan (which shall be in substantial accordance with the Framework Travel Plan dated December 2013) for the employment development has been submitted to and approved in writing by the Local Planning Authority in consultation with Highways England (Highways Authority for Trunk Roads on behalf of the Secretary of State In each case, the Travel Plan shall include as a minimum: - The identification of targets for trip reduction and modal shift based on the agreed transport assessment (dated 19th September 2014) - An action plan for achieving these targets - The mechanism for monitoring and review - The mechanism for reporting - A fall-back position to be applied in the event that targets are not met - Implementation of the Travel Plan to an agreed timescale or timetable and its operation thereafter. The Travel Plan shall include a programme for a review of the targets and submission of the Annual Travel Plan Report.
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
The residential development hereby permitted shall not be carried out otherwise than in accordance with the approved travel plan in respect of the residential development. The employment development hereby permitted shall not be carried out otherwise than in accordance with the approved travel plan in respect of the employment development. Reason: In order that the development promotes public transport, walking and cycling and limits the reliance on the private car; in the interests of highway safety, the efficient operation of the local highway network, and to safeguard the amenities of neighbouring residents in accordance with Policy 27 of the Cornwall Local Plan and guidance set out in the NPPF.
19 There shall be no commencement of development on any phase until a detailed surface water drainage design for that parcel has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
i. A description of the foul and surface water drainage systems operation for this parcel and its relationship and interactions with adjacent phases and the development site as a whole; ii. A plan indicating the surface water drainage systems operation for this phase and the relationships and interactions with adjacent parcels; iii. Details of the final drainage scheme design including calculations and layout, and demonstration of the effective management of surface water to the 1 in 100 year peak rainfall event plus a minimum allowance of 40% for the effects of climate change. Flow discharge rates from each parcel must mimic greenfield performance up to a maximum 1 in 1 year discharge rate in accordance with the requirements of the Critical Drainage Area; iv. Details relating to the management of surface water flows from undeveloped areas; v. Confirmation from South West Water Ltd that the foul network and operational infrastructure has sufficient capacity to cater for this phase of development without increasing flood risk elsewhere; vi. A Construction Quality Control Procedure; vii. A timetable of construction including a plan indicating the phasing of development including the implementation of temporary drainage systems to manage surface water run off during construction of that phase. The construction phase surface water run off management scheme for each phase shall consider the likely impacts on adjacent phases. viii. Confirmation of the management and maintenance responsibilities for foul and surface water drainage systems (both during construction and for permanent completion of the systems), overland exceedance flow routes and surface water flows from undeveloped areas, and an integrated schedule and plan for the future maintenance and management of such. Details of how such maintenance
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
and management responsibilities will be conveyed to future owners/occupants of the parcel. A layout plan which clearly defines who has responsibility for the maintenance and management of each drainage element. The design shall be in accordance with the surface water drainage strategy approved by the Local Planning Authority pursuant to condition 2, and shall follow the principles of the surface water drainage strategy drawing number 10193-DR-01 Revision I, highway drainage drawings 10193 SK 09 and 10193 SK 10. No parcel of the development shall be carried out otherwise than in accordance with the approved details in respect of that parcel. The scheme shall be completed in accordance with the approved details prior to occupation of any development within that parcel. The approved scheme for that parcel shall thereafter be managed and maintained in accordance with the approved details. Reason: To ensure that the proposed surface water drainage scheme is adequate to serve the proposed development and will not increase flood risk in accordance with Policy 26 of the Cornwall Local Plan and guidance contained within the NPPF.
20 No phase of development, which is within 50m or less of a watercourse(s) (as identified on drawing ref. 10193-DR-01, appended to the approved Flood Risk Assessment prepared by Brookbanks Consulting), shall commence unless a detailed hydraulic assessment of that watercourse(s) has been submitted to and approved in writing by the Local Planning Authority. The assessment shall include: i. robust buffers (no less than 20m) to ensure development in that phase does not encroach within the floodplain or nature corridor of the watercourse; ii. details of the enhancement to the watercourse corridor in that phase; and iii. a programme for its implementation. Any crossings in that phase shall be designed to minimise impact on the watercourse(s) within that phase. The detailed hydraulic assessment scheme for that phase shall thereafter be carried out and maintained in accordance with the approved details. Reason: To ensure that the proposed development does not encroach into the flood risk areas of the site. Where development is required near a watercourse, this is undertaken in a suitable manner and opportunities to improve the existing watercourse are incorporated into the development proposal to accordance with Policy 26 of the Cornwall Local Plan and guidance contained within the NPPF.
21 There shall be no commencement of development of a phase of development, until a scheme to deal with the risks associated with contamination of that phase has been submitted to and approved in writing by the Local Planning Authority. Each scheme shall include: i. A preliminary risk assessment which has identified: - all previous uses
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
- potential contaminants associated with those uses - a conceptual model of that part of the site indicating sources, pathways and receptors - potentially unacceptable risks arising from contamination on that part of the site. ii. A site investigation scheme, based on (i) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site (referencing work carried out in the submitted Phase 1 Geo-environmental Study) iii. The results of the site investigation and detailed risk assessment referred to in (ii) and, based on these, where necessary, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. iv. Where remediation works are necessary, a verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (iii) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. v. A programme for its implementation. Any changes to these components require the express written consent of the Local Planning Authority. The scheme shall be implemented as approved. Reason: To protect controlled waters in accordance with Policy 16 of the Cornwall Local Plan and guidance contained within the National Planning Policy Framework.
22 If, during development, contamination not previously identified is found to be present on a parcel then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out on that parcel until a remediation strategy to deal with the identified contamination has been submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall be carried out as approved. Reason: To protect controlled waters in accordance with Policy 16 of the Cornwall Local Plan and guidance contained within the National Planning Policy Framework.
23 There shall be no commencement of development on any phase, until a Landscape and Ecology Management Plan (LEMP) in respect of that phase has been submitted to and approved in writing by the Local Planning Authority. The LEMP shall include a programme for its implementation and details of the proposed management responsibilities and maintenance details for all landscape areas within that phase other than domestic gardens. The parcel shall not be carried out otherwise than in accordance with the approved LEMP.
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
Reason: To ensure the protection and enhancement of landscaping and ecology across the site accordance with Policies 23 and 25 of the Cornwall Local Plan and guidance contained within the National Planning Policy Framework.
24 There shall be no commencement of development on any phase until, full details of both hard and soft landscape works (where such works are required) in that phase and a timetable for their implementation has been submitted to and approved in writing by the Local Planning Authority. The details submitted shall accord with the approved Landscape Framework Plan (March 2014). The hard landscaping details shall include: i.proposed finished ground levels or contours; ii.means of enclosure; iii.hard surfacing materials; and iv.minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs and lighting). The soft landscaping details shall include: v.planting plans; vi. written specifications; and vii. schedules of plants noting species, plant sizes and proposed numbers/densities where appropriate. All hard and soft landscape works within a phase shall be carried out in full accordance with the approved details for that phase. Any trees or plants which within a period of five years from the completion of the relevant phase of development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species. Reason: To ensure that both hard and soft landscaping is of sufficient quality and form an integral part of the design for the site as a whole in accordance with Policies 23 and 25 of the Cornwall Local Plan and guidance contained within the National Planning Policy Framework.
25 There shall be no occupation of any residential unit or first use of any commercial unit, until a Waste Management Strategy, which establishes the management and minimisation of waste at the site, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out and occupied otherwise than in accordance with the approved strategy (including any subsequent amendments to it as may be approved in writing by the Local Planning Authority). Reason: To ensure that a waste management strategy is implemented to accord with Policies 12 and 13 of the Cornwall Local Plan and guidance contained with the National Planning Policy Framework.
26 There shall be no commencement of development until details of the proposed foul water drainage strategy for the site (including a scheme for the provision of
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
off-site foul drainage improvement works) have been submitted to and approved in writing by the Local Planning Authority in consultation with South West Water. The foul drainage system for the whole site subject of this outline planning permission will thereafter be implemented in accordance with the approved details.
Reason: To ensure that the necessary sewerage infrastructure is available to accommodate the whole development subject of this permission to avoid detrimental impact upon the Tamar Estuaries Complex SPA in accordance with Policy 22 of the Cornwall Local Plan and guidance contained within the NPPF.
REASON(S) FOR APPROVAL:
The proposed development is a suitable location for a sustainable development of up to 1000 homes including Affordable Housing to meet identified housing needs, and provide a mix of land uses with other necessary infrastructure and associated community benefits, that would not be significantly and demonstrably outweighed by any adverse impacts identified in the up dated delegated report.
This application has resolved all outstanding matters contained with the Strategic Planning Committee resolution through a Section 106 Planning Obligation by Agreement, and planning conditions. In context to all three strands for defining sustainable development (as set out Paragraph 7 of the NPPF), the submitted scheme achieves and provides for an appropriate balance between economic, social and environmental objectives and therefore meets the definition of sustainable development as defined in the NPPF.
Having assessed the submitted outline planning application against the Cornwall Local Plan 2010-2030 as the Development Plan; the NPPF and NPPG; and taking account of all other material planning considerations in this report, it is concluded that this Hybrid application comprising Outline permission for a mixed use residential-led development, including, preparatory works including demolition of existing farm buildings as necessary; up to 1000 residential units (Use Class C3); care home up to 80 beds or sheltered housing up to 50 units, or combination thereof (Use classes C2/C3); up to 6 hectares of employment land (Use classes B1/B2/B8); 1 neighbourhood centre approximately one hectare, including uses in use classes A1/A2/A3/A4/A5 (up to 1000 sqm, including convenience store up to 400 sqm), B1a, C3, D1/D2, with associated car parking, landscaping works (including a village square) and public realm; one commercial centre approximately 0.5 hectares (including uses in use classes A1/A2/A3/A4/A5 (including convenience store up to 60 sqm), C1 (including hotel of up to 60
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
bedrooms), C3, D1/D2) with associated car parking, landscaping works (including a central space) and public realm; education facilities (including a minimum 1.3 hectare site for primary school); open space including parks, amenity green space, natural and semi-natural green spaces, outdoor sports provision, facilities for children and young people, allotments, community orchards and forest gardens; associated infrastructure works (undergrounding of overhead electrical power lines, internal access roads, footpaths/cycleways including a pedestrian bridge across the A38); and landscaping works (including surface water drainage and levelling/creation of earth bunds/mounds and detailed permission for the construction of a western access, comprising a roundabout and link road off the A38 and associated highways works, an eastern access comprising a roundabout off the A388; Footpaths / cycleways, landscaping and associated engineering/infrastructure works, and improvements to the existing highway (including Avery Way/A388 roundabouts) should be supported and is sustainable development on the north west edge of Saltash.
PLANS REFERRED TO IN CONSIDERATION OF THIS APPLICATION:
Submitted Plan PS30947-012.3 J - Land Use Parameters received 20/06/14 Submitted Plan PS30947-012.4 H - Restricted Zones received 20/06/14 Submitted Plan PS30947-012.5 J - Landscape _ Open Spa received 20/06/14 Illustrative Purposes only PS30947-028 C received 12/03/14 Submitted Plan PS30947-012.1 G - Development Extents received 20/06/14 Submitted Plan PS30947-012.2 H - Primary Access received 12/03/14 Submitted Plan PS30947-012.6 G - Building Heights received 12/03/14 Site/location Plan A30947/032 Site Location Plan received 12/03/14 Submitted Plan PS30947-012.7 H - Ped/Cycle Routes received 12/03/14 Submitted Plan 10193-HL-100 received 12/03/14 Submitted Plan 10193-HL-102 received 12/03/14 Submitted Plan 10193-HL-110 received 12/03/14 Submitted Plan 10193-HL-111 received 12/03/14 Submitted Plan 10193-HL-112 received 12/03/14 Submitted Plan 10193-HL-113 received 12/03/14 Submitted Plan 10193-HL-114 received 12/03/14 Submitted Plan 10193-HL-115 received 12/03/14 Submitted Plan 10193-HL-116 received 12/03/14 Submitted Plan 10193-HL-201 B received 20/10/14 Submitted Plan 10193-HL-211 C received 11/11/14 Submitted Plan 10193-HL-220 received 12/03/14 Submitted Plan 10193-HL-221 B received 20/10/14 Submitted Plan 10193-HL-231 received 12/03/14 Submitted Plan 10193-HL-301 received 12/03/14
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
Submitted Plan 10193-HL-311 received 12/03/14 Submitted Plan 10193-HL-321 received 12/03/14 Submitted Plan 10193-HL-401 received 12/03/14 Submitted Plan 10193-HL-405 received 12/03/14 Submitted Plan 10193-HL-502 D Submitted Plan PS30947-034 HSE Land Use Zones received 20/06/14
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
ANY ADDITIONAL INFORMATION:
• The Environment Agency advise that the proposed surface water drainage design illustrated in Drawing Number 10193-DR-01 Rev I provides the surface water drainage master plan. This plan demonstrates that there is sufficient space within the proposed development site to adequately manage surface water within this critical drainage area. The recommended conditions will allow the detailed design of the drainage system to be undertaken and due to the steep topography of the site, the Environment Agency advise that overland flow routes will need to be well managed to ensure flows are routed to the attenuation features.
• Groundwater: The Environment Agency notes the content of Brookbanks Consulting's report "Geo-Environmental Phase 1 Desk Study" ref 10193/DS/01 rev 2 dated 6 February 2014 and the content of Chapter E (Water Environment) of the Environmental Statement. On the basis of information submitted, we concur that the development proposals are unlikely to represent a significant risk to controlled waters, but we recommend that the applicant provides further information to support this assessment as part of the development process. Namely: 1) The applicant should confirm the absence of any unlicensed private abstractions in the vicinity affected by either the construction phase or operational phase of the development. 2) The desk study report makes no recommendation in regard to further assessment of risk. We consider that there may be some limited contamination associated with the main area of farm buildings (hydrocarbons etc) and that this may need investigation by means of an intrusive survey. Therefore, in order to secure appropriate assessment of risk to controlled waters, we consider inclusion of the following conditions appropriate.
• The Environment Agency welcome the preparation of construction phase method statements, which should be part of a broader CEMP (Construction Environment Management Plan) to be agreed with us prior to construction. The developer should adhere to our Pollution Prevention Guidelines and pay particular attention to the control of silts and surface water management during construction.
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/02447
Any facilities, above ground, for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge into the bund.
• The applicants is advised that the construction would require a formal agreement with Cornwall Council and / or Highways England as Highway authority(s) for the County Road Network and A38 Trunk Road respectively.
• Waste from the development must be re-used, re-cycled or otherwise disposed of in accordance with waste management legislation and in particular the Duty of Care. Further information can be obtained from your local Environment Agency office.
• The applicant is advised that the two identified Carkeel Milestones Grade II Listed Heritage Assets shall not be disturbed. Any proposal to move these heritage assets from their present position shall be subject to a Listed Building Consent(s) under the Town and Country Planning (Listed Buildings and Conservation Area) Act 1990 before any disturbance.
• The applicant is advised to approach the detailed design stages of development at Broadmoor Farm, West Saltash based on the basis of the submitted Design and Access Statement (March 2014); Pattern Book (March 2014); Sustainability Statement (March 2014) and Waste Strategy (March 2014) taking into account any guidance or legislation that may superseded any advice therein at the time of submission for each reserved matters scheme.
• This planning permission PA14/02447 is subject to compliance with the signed and completed Section 106 Planning Obligation.
Phil Mason DATED: 13 October 2017 Head of Planning and Enterprise
NOTES
Appeals to the Secretary of State
If the applicant is aggrieved by the decision of the local planning authority to refuse permission for the proposed development or to grant it subject to conditions, then they may appeal to the Secretary of State under section 78 of the Town and Country Planning Act 1990. If you want to appeal, then you must do so within 6 months of the date of this notice (or 12 weeks from the date of this notice in the case of householder appeals made in relation to applications submitted on or after 6 April 2009). Appeals must be made to the Planning Inspectorate using a form which can be obtained from the Planning Inspectorate at Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN or online at www.planningportal.co.uk/pcs. A copy of the completed appeal form must also be submitted to the Council.
The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal. The Secretary of State need not consider an appeal if it seems to him that the local planning authority could not have granted planning permission for the proposed development or could not have granted it without the conditions they imposed, having regard to the statutory requirements, to the provisions of any development order and to any directions given under a development order.
In practice, the Secretary of State does not refuse to consider appeals solely because the local planning authority based their decision on a direction given by him.
Purchase Notices If either the local planning authority or the Secretary of State refuses permission to develop land or grants it subject to conditions, the owner may claim that he can neither put the land to a reasonably beneficial use in its existing state nor render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted.
In these circumstances, the owner may serve a purchase notice on Cornwall Council. This notice will require the Council to purchase his interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990.
If this is a decision on a planning application relating to the same or substantially the same land and development as is already the subject of an enforcement notice, if you want to appeal against your local planning authority’s decision on your application, then you must do so within 28 days of the date of this notice. If an enforcement notice is served relating to the same or substantially the same land and development as in your application and if you want to appeal against your local planning authority’s decision on your application, then you must do so within 28 days of the date of service of the enforcement notice.