CROYDON Crown Copyright Ordnance Survey (License No: 100019257) 2011

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0 25 50 282828 37373737 meters 76.9m76.9m76.9m CROYDON Crown Copyright Ordnance Survey (License No: 100019257) 2011 www.croydon.gov.uk

Scale 1:1250 08-May-2017 PLANNING COMMITTEE AGENDA 18th May 2017

PART 7: Planning Applications for Decision Item 7.4

1.0 SUMMARY OF APPLICATION DETAILS

Ref: 16/06352/FUL (Link to associated documents on the Planning Register) Location: 19-21 Russell Hill, Purley, CR8 2JB Ward: Coulsdon East Description: Demolition of existing building; Erection of two storey detached building with basement and accommodation in roofspace comprising 2 three bedroom, 5 two bedroom and 9 one bedroom flats; Erection of 6 three bedroom semi-detached houses; Provision of associated access, parking and landscaping. Drawing Nos: 16043-PA-100 B, 16043-PA-101, 16043-PA-102, 16043-PA-103, 16043-PA-104, 16043-PA-105 16043-PA-300, 16043-PA-110, 16043- PA-111, 16043-PA-112, 16043-PA-113, 16043-PA-210, 16043-PA-310 16043-PA-120, 16043-PA-121, 16043-PA-122, 16043-PA-123, 16043- PA-220, 16043-PA-320, 16043-PA- 100, 16043-PA-201, 16043-PA-202 16043-PA-203, 16043-PA-204, 16043-PA-205, 16043-PA-400 16043- PA-401. Applicant: Mayfair 500 (Purley) Ltd Agent: Leona Hannify of Iceni Projects Ltd Case Officer: Georgina Betts

1 bed 2 bed 3 bed Total Houses 6 6 Flats 9 5 2 16 Totals 9 5 8 22

Number of car parking spaces Number of cycle parking spaces 23 (incl. 3x disabled) 36

1.1 This application is being reported to Planning Committee because the ward councillor (Cllr Badsha Quadir) made representations in accordance with the Committee Consideration Criteria and requested committee consideration and objections above the threshold in the Committee Consideration Criteria have been received.

2.0 RECOMMENDATION

2.1 That the Planning Committee resolve to GRANT planning permission subject to:

The prior completing of a legal agreement to secure the following planning obligation

a) Affordable housing provision – on-site 6x one bedroom shared ownership units b) Affordable housing review mechanism c) Financial contribution towards air quality d) Local employment and training strategy e) Zero Carbon off-set contribution f) Car Club membership g) Any other planning obligation(s) considered necessary by the Director of Planning and Strategic Transport 2.2 That the Director of Planning and Strategic Transport has delegated authority to negotiate the legal agreement.

2.3 That the Director of Planning and Strategic Transport has delegated authority to issue the planning permission and impose conditions and informatives to secure the following matters:

Conditions

1) Development implemented in accordance with submitted drawings 2) Details of materials to be submitted and approved 3) No windows other than as shown 4) Remove Permitted Development for house extensions (Classes A to E) 5) Landscaping scheme including boundary treatment and maintenance strategy to be submitted and approved 6) Details of finished floor levels, security lighting, refuse, recycling and cycle stores to be submitted for approval 7) Retention of car and cycle parking spaces and electric vehicle charging spaces 8) Approval of construction logistics plan 9) Arboricultural Method Statement to be implemented in accordance with submitted details 10) Water efficiency 110L per hear per day 11) Sustainable development zero carbon 12) In accordance with the Flood Risk Assessment, Surface Water Management Plan and the approval of detailed design of a surface water drainage scheme 13) Street levels and gradients to be submitted and approved 14) Air quality assessment to be submitted and approved 15) Noise assessment to be submitted and approved 16) Noise from any plant or equipment to be 10db below background noise 17) Reinstatement of raised kerbs 18) Development to commence within 3 years of the date of permission 19) Any other planning condition(s) considered necessary by the Director of Planning and Strategic Transport

Informatives

1) Community Infrastructure Levy (CIL) – Granted 2) Removal of site notices 3) Code of practice on construction sites 4) Subject to a legal agreement 5) Any other informative(s) considered necessary by the Director of Planning and Strategic Transport

2.4 That the Planning Committee confirms that adequate provision has been made, by the imposition of conditions, for the preservation or planting of trees as required by Section 197 of the Town and Country Planning Act 1990.

2.5 That, if by 18th August 2017 the legal agreement has not been completed, the Director of Planning and Strategic Transport has delegated authority to refuse planning permission.

3.0 PROPOSAL AND LOCATION DETAILS

Proposal

3.1 Demolition of the existing buildings and the erection of frontage and rear blocks in the following forms:

 Two storey block with roofspace accommodation to the front of the site comprising of 2x three bedroom, 5x two bedroom and 9x one bedroom flats with basement parking.

 Six two storey with roofspace accommodation semi-detached properties to the rear all consisting of three bedrooms.

3.2 The buildings would have pitched roofs and the indicative materials would seek to respect local character.

3.3 The access would be to south of the site adjacent to 17 Russell Hill and would lead to an under croft parking area (providing 16 spaces for the frontage block) and a surface parking area (for the six semi-detached properties to the rear) providing 6 spaces and 1 visitor space. The access road would comply with highway standards and is large enough to accommodate refuse vehicles.

3.4 A total of 23 parking spaces would be provided, including three disabled bays, as well as 36 cycle parking spaces. Five electric charging points are provided; two disabled bays would also be able to access this provision.

3.5 Refuse storage for the flats would be provided within the under croft parking area while detached refuse/cycle storage would be provided towards the frontage of the semi- detached properties at the rear.

3.6 The design of the flat block towards the front of the site would respect the appearance and massing of Russell Hill while the semi-detached properties to the rear would respond positively to the adjacent development at Holmoak Close.

3.7 Following an independent assessment of the Viability Report 6x one bedroom shared ownership units have been secured.

4.0 Site and Surroundings

4.1 The application site lies on the western side of Russell Hill and is currently occupied by two large detached properties. The site is roughly rectangular in shape with an approximate width of 40/53 metres and a depth of 54/72 metres. The land slopes substantially to the west with the properties within Plough Lane approximately two stories lower than the application site.

4.2 The site adjoins a back land development to the north at Holmoak Close which consists of 5 detached two storey properties, notably built closer together than the original properties on Russell Hill. The surrounding area is residential in character and comprises largely two storey detached properties although a significant level of recent flatted developments exist further south. Most properties, including recent developments, are two/three stories in height with accommodation in the roof space being of a hipped roof form with prominent gable features. 4.3 There are currently multiple crossovers into the site to the existing properties. The proposal seeks to consolidate this arrangement with one vehicular access sited adjacent to 17 Russell Hill.

4.4 There is a prominent cedar tree towards the frontage of 19 Russell Hill. However this tree is not subject to a Tree Preservation Order, nor is it considered worthy of such.

4.5 The site has a PTAL rate of 0 and therefore has the lowest PTAL rating. It should be noted that there is a footpath (No106) in close proximity of the site and which would provide access to very good public transport.

5.0 Planning History

5.1 16/01567/P – An application was withdrawn for the demolition of existing buildings; erection of two storey detached building with accommodation in roof space comprising 5 three bedroom, 5 two bedroom and 6 one bedroom flats; erection of 3 four bedroom detached house; provision of associated access, parking, and landscaping.

6.0 SUMMARY OF KEY REASONS FOR RECOMMENDATION

 There are no protected land use designations on the site and therefore the principle of development is acceptable, subject to assessment of other related planning considerations;  The proposed development would contribute positively to borough-wide housing targets and would deliver 6x shared ownership one bedroom units.  The development would create a mix of unit types including 8x family sized units.  Given the scale and appearance of the existing built-form on site and the adjacent developments, the scale and density of development proposed would cause no harm to the visual amenities of the area.  The layout and design of development ensures that the proposal would not have a detrimental impact on the amenity of the neighbouring residents.  The development would provide an acceptable standard of living for future residents of the development in terms of internal accommodation and external amenity space.  Adequate provision is made for soft landscaping  Adequate parking, including disabled bays, electric vehicle charging points and cycle spaces are proposed  The development would not have a detrimental impact on highway safety and efficiency  Surface Water and Critical Drainage Flood Risk has been addressed and any outstanding matters can be secured through condition  Reduction in carbon emissions and water usage can be controlled through condition

7.0 CONSULTATION RESPONSE

7.1 The views of the Planning Service are expressed in the MATERIAL PLANNING CONSIDERATIONS section below.

7.2 The following were consulted regarding the application: Lead Local Flood Authority (Statutory Consultee)

7.3 An objection to the scheme was initially received. Further information has now been received to address LLFA concerns. In relation to the revised details, the LLFA do not object and are satisfied that a SuDs scheme can be provided on the site subject to the imposition of conditions. [OFFICER COMMENT: conditions are recommended]

8.0 LOCAL REPRESENTATION

8.1 The application has been publicised by way of 4 site notices displayed in the vicinity of the application site. The application has also been publicised in the local press. The number of representations received from neighbours, local groups etc in response to notification and publicity of the application were as follows:

No of individual responses: 35 Objecting: 35 Supporting: 0

8.2 The following issues were raised in representations. Those that are material to the determination of the application, are addressed in substance in the MATERIAL PLANNING CONSIDERATIONS section of this report:

 In adequate parking  Impact on neighbouring TPO and loss of trees  General disturbance caused by building works and increased intensification  Noise, air and light pollution  Overdevelopment  Adversely affect highway safety  Over bearing and/or out of character  Increased flood risk  Over crowding  Loss of light, privacy and outlook  Impact upon wildlife e.g. slow worms

8.3 Chris Philp MP and Councillor Quadir have made representations (objecting) which are summarised as follows:

 Overdevelopment  Loss of trees/wildlife  Excessive hardstanding  Visual intrusion and loss of privacy to neighbouring properties

9.0 RELEVANT PLANNING POLICIES AND GUIDANCE

9.1 In determining any planning application, the Council is required to have regard to the provisions of its Development Plan so far as is material to the application and to any other material considerations and the determination shall be made in accordance with the plan unless material considerations indicate otherwise. The Council's adopted Development Plan consists of the Consolidated London Plan 2015, the Croydon Local Plan: Strategic Policies 2013 (CLP1), the Croydon Replacement Unitary Development Plan 2006 Saved Policies 2013 (UDP) and the South London Waste Plan 2012.

9.2 Government Guidance is contained in the National Planning Policy Framework (NPPF), issued in March 2012. The NPPF sets out a presumption in favour of sustainable development, requiring that development which accords with an up-to-date local plan should be approved without delay. The NPPF identifies a number of key issues for the delivery of sustainable development, those most relevant to this case are:

 Section 4: Promoting sustainable transport  Section 6: Delivering a wide choice of quality homes;  Section 7: Requiring good design;  Section 8: Promoting healthy communities;  Section 10: Meeting the challenge of climate change and flood risk;  Section 11: Conserving and enhancing the natural environment;

9.3 The strategic and local policies that need to be taken into account as part of the Planning Committee deliberations are as follows:

9.4 Consolidated London Plan 2015 (LP):

 3.3 Increasing housing supply  3.4 Optimising housing potential  3.5 Quality and design of housing developments  3.8 Housing choice  3.9 Mixed and balanced communities  3.11 Affordable housing targets  3.12 Negotiating affordable housing on individual private residential and mixed use schemes  3.13 Affordable housing thresholds  5.1 Climate change mitigation  5.2 Minimising carbon dioxide emissions  5.3 Sustainable design and construction  5.11 Green roofs and development site environs  5.13 Sustainable drainage  6.9 Cycling  6.10 Walking  6.11 Smoothing traffic flow and tackling congestion  6.13 Parking  7.1 Lifetime neighbourhoods  7.2 An inclusive environment  7.3 Designing out crime  7.4 Local Character  7.6 Architecture  7.8 Heritage assets and archaeology  7.14 Improving air quality  7.19 Biodiversity and access to nature  7.21 Trees and woodland

9.5 Croydon Local Plan: Strategic Policies 2013 (CLP1):

 SP1.2 Place Making  SP1.3 Growth  SP2.1 Homes  SP2.3 & SP2.4 Affordable homes  SP2.5 Mix of homes  SP2.6 Quality and standard of homes  SP4.1 & SP4.2 Urban design and local character  SP4.13 Protection of heritage assets  SP5 Community facilities  SP5.2 Health and wellbeing  SP6.1 Environment and climate change  SP6.2 Energy and carbon dioxide reduction  SP6.3 Sustainable design and construction  SP6.4 Flooding  SP7.4 Biodiversity  SP8.3 & SP8.4 Pattern of development and accessibility  SP8.6 Sustainable travel choice  SP8.12 &SP8.13 Electric charging infrastructure  SP8.17 Parking outside of high PTAL areas

9.6 Croydon Replacement Unitary Development Plan 2006 Saved Policies 2013 (UDP):

 UD1 High quality and sustainable design  UD2 Layout and siting of new development  UD3 Scale and design of new buildings  UD6 Safety and security  UD7 Inclusive design  UD8 Protecting residential amenity  UD13 parking design and layout  UD15 Refuse and recycling storage  NC4 Woodland Trees and Hedgerows  EP1 Control of potentially polluting uses  EP2 and EP3 Land contamination  T2 Traffic generation from development  T4 Cycling  T8 Parking  H2 Supply of new houses  H5 Backland development  CS2 Loss of community facilitates

9.7 CLP1.1 &CLP2

 The Partial Review of Croydon Local Plan: Strategic Policies (CLP1.1) and the Croydon Local Plan: Detailed Policies and Proposals (CLP2) have been approved by Full Council on 5 December 2016 and was submitted to the Planning Inspectorate on behalf of the Secretary of State on 3 February 2017. Policies which have not been objected to can be given some weight in the decision-making process.

9.8 There is relevant Supplementary Planning Guidance as follows:

 London Housing SPG March 2016

 The London Mayoral (Draft) Affordable Housing SPG. This document is currently out for consultation which seeks to provide a more robust, transparent and clear approach to the delivery of affordable housing (both on and off site). The SPG also recognises a wider range of affordable housing tenures and how the value of these tenures might be maximised whilst ensuring overall affordability for Londoners to either rent a home or purchase a property. Whilst the London Mayor is encouraging all boroughs to adopt the approaches outlined by this draft SPG and it indicates a clear direction of travel, the weight to be afforded to this document is limited at present.

 The National Housing Space Standards October 2015 is also relevant to this application.

10.0 MATERIAL PLANNING CONSIDERATIONS

10.1 The main planning issues raised by the application that the committee must consider are:

 Principle of development  Affordable housing  Townscape and visual impact  Residential amenity  Living conditions of future occupiers  Highway safety and car parking demand and supply  Trees and biodiversity  Flood risk and sustainable drainage  Other planning matters

Principle of development

10.2 The appropriate use of land is a material consideration to ensure that opportunities for development are recognised and housing supply optimised. Given that the site is located within a residential area, the principle of the flatted development can be accepted providing that the proposal respects the character and appearance of the surrounding area and there are no other impact issues. Affordable housing

10.3 The application was submitted with a viability assessment stating that the proposal was not capable of providing any form of on-site affordable housing nor was the site capable of providing a financial contribution in this respect. An independent assessment was conducted as part of the application process showing that the site was capable of providing six shared ownership units (equating to 27% affordable by unit). The applicant has since agreed to provide six one bedroom shared ownership units on site which would be secured through a legal agreement. The applicant has confirmed interest from Wandle Housing Association in connection with the redevelopment of the site and they have requested the mix and tenure. The development would therefore comply with the requirements of policy and provide the maximum reasonable quantum of affordable housing.

10.4 A review mechanism is required and will be provided through the legal agreement. This is to determine whether greater compliance with the Development Plan (up to a maximum 50%) can be achieved and this is supported through the Mayor of London’s Housing SPG (2016).

Townscape and visual impact

10.5 The existing properties do not hold any significant architectural merit and therefore their demolition can be supported.

10.6 To the front of the site the applicant proposes to erect a two storey building with accommodation in roof space comprising 9x one bedroom, 5x 2 bedroom and 2x three bedroom flats. From Russell Hill the flatted block would be asymmetrical in appearance with the mass split in two with a glazed link between. This design approach seeks to respect the dominant character type of large detached dwellings of asymmetrical appearance. Acknowledging the flat block is larger than the building at 21a Russell Hill (being a single storey dwelling) the development provides a comfortable relationship between eaves and ridge heights. The strong three storey gable feature is representative of other flatted developments nearby namely at 32a Russell Hill. The appearance of the development from the street scene is therefore acceptable.

10.7 The flatted building would have a depth of 18 metres with cantilever balconies to the front and rear elevations. The northern flank mass would be broken with a variation in depth and roof form while the southern flanks would respond well to the access road to the south, with secondary and/or high level windows at ground floor level only.

10.8 To the rear the flat block would emulate the asymmetrical character of the front façade and is appropriate.

10.9 There would be an approximate 17 metre separation distance between the front flatted block and the nearest proposed semi-detached property at the rear. The separation distance between the two elements of the development is comparable to neighbouring back land development at Holmoak Close. The first two pairs of semi-detached properties would have a single storey appearance from the access road and would utilise the change in topography appearing two/three stories at the rear. This approach enable views over the valley from the access road ensuring the built form does not dominate the landscape.

10.10 The most northern pair of semi-detached properties would have a two storey appearance from the access road responding to the two storey mass of Holmoak Close; the approach is appropriate. The design of these building is simple, with brick work and mono pitched roofs. The success of the architecture will require high quality materials which would be secured through condition. All six properties would be provided with good sized rear gardens comparable with the Holmoak Close development and High Close to the east. The design of the development is therefore appropriate in the context of the surrounding area.

10.11 Given the overall scale of the development the extent of hardstanding is not considered excessive while the site offers sufficient opportunities for soft landscaping. As such the proposal would not result in an unacceptable level of hardening across the site.

10.12 Representations have raised concern over the intensification of the site and overdevelopment. The application site is a substantial plot within an established residential area and is comparable in size to other flatted and neighbouring back land developments. The London Plan states that densities should not purely determine the built form allowing for greater densities where existing character allows. While the development would exceed the density matrix of the London Plan at 209 habitable rooms per hectare (hr/pr), this is only marginally above the upper 200 hr/pr threshold. Notwithstanding, the form of development respects the development pattern and evolution of Russell Hill and would not result in the overdevelopment of the site nor appear out of character.

Impact on residential amenity

10.13 The main bulk of the flatted block would be contained within the front and rear building lines of 21a Russell Hill albeit with a lower ground projection of approximately 5.3. Given land level changes this would not be visible from No21a due to the proposed boundary treatment. The central two storey massing would be sited approximately 8.5 metres from the boundary with No21a and as such is not considered to harm the residential amenities given the generous separation. Windows on the northern flank are either high level or serve non-habitable room and would be obscured glazed, secured through condition. The terrace area would have an acceptable relationship to the neighbouring property given the separation distance while adequate screening would be secured through condition.

10.14 Due to the slight change in orientation of buildings along Russell Hill the flatted development would extend beyond the main rear wall of 17 Russell Hill. A projection of approximately 8.4 metres would exist beyond a kitchen window (deemed habitable as over 12sqm) of No17. A separation distance of approximately 10 metres would exist between the flatted block and No17 while both buildings would sit at an angle with one another, reducing the visual appearance of the development. There is a substantial buffer area adjacent to No17 which could accommodate further soft landscaping if required while it is noted that No17 lies to the south of the development and therefore any loss of light is unlikely. A separation distance of approximately 21 metres would exist between No17 and the nearest proposed semi-detached property and therefore the proposal would not result in a loss of privacy. Again windows in the southern flank are either high level or serve non-habitable room and would be obscured glazed, secured through condition. While the access road would be sited in close proximity to 17 Russell Hill adequate space would be available for screening and/or soft landscaping. The location and form of access road would be similar to other examples within the vicinity of the site and is therefore acceptable.

10.15 The minimum separation distance to the properties in Plough Lane, due to the slight angle of the boundary and built form, is approximately 38 metres. As such it is not considered that the semi-detached properties to the rear of the site would result in visual intrusion, regardless of the change in land lands or result in a loss of privacy. Soft landscaping is proposed to western boundary and would help integrate the development into its surroundings.

10.16 A separation distance of approximately 6.2 metres would exist between 1 Holmoak Close and the most northern semi-detached property. The new dwelling would extend marginally beyond the western flank of No 7 although the separation distance makes this relationship acceptable. The development would not overshadow the garden area of No7 to a harmful degree while the orientation of the building would not result in an unacceptable loss of light or privacy. 10.17 The proposed development would not harm the residential amenities of the adjoining occupiers and is acceptable in this respect. Matters surrounding noise and air quality measures would be secured via condition and the legal agreement.

Living conditions of future occupiers

10.18 Policy SP2.6 requires that all new homes meet the needs of the residents over a lifetime by achieving the minimum standards set out in the Mayor of London’s Housing Supplementary Planning Guidance. The Nationally Described Space Standards (NDSS) provide minimum technical space standards for new dwellings in terms of the internal amenity space. All of the proposed units meet the minimum required internal space standard. Unit 5 of the flatted development is wheelchair accessible (which is offered under shared ownership) while 2 wheelchair parking bays which are proposed are proposed in the undercroft and serviced by an internal lift.

10.19 With regard to external amenity space, the London Housing SPG states that a minimum of 5sqm of private outdoor space should be provided for 1-2 person dwellings and an extra 1sqm for each additional unit. UDP Policy UD8 requires development proposals to provide residential amenity space to be considered as an integral part of the design of the overall development concept. All units have adequate outlook with 9x units benefitting from dual aspects. All units have access to private amenity space in excess of minimum standards while additional communal garden is proposed to the northern side of the site at both front and rear.

10.20 A minimum distance of 17 metres would exist between the flatted block at the front and the semi-detached properties at the rear. Such a distance is considered satisfactory in respect of protecting the residential amenities of future occupiers.

10.21 The development is considered to result in a high quality development offering a variety of housing types (with 8 x 3 bedroom units) all with adequate amenities and provides a very good standard of accommodation for future occupiers.

Highway safety and car parking demand and supply

10.22 The site is located within an area with a PTAL rating of 0 indicating the lowest accessibility to public transport. The proximity of footpath 106 is important to consider, which would be accessible to the residents of the proposed development. 10.23 The footpath provides a link to Foxley Lane, a road with a PTAL score 5. The site is 4 minute walk from the nearest Bus stop through the footpath/alleyway from Russell Hill to Plough Lane and Foxley lane. Equally residents would be able to walk or cycle to Purley Town and Purley Railway Station. 10.24 Bearing in mind the mix of residential units being proposed the number of parking spaces (16 for the flats and 7 for the houses) is considered acceptable. The access to the disabled bay towards the rear of the site has been adjusted during the course of the application to ensure appropriate access can be gained. 10.25 Visibility splays are achievable to the northern side of the access road although they are not achievable to the south. Given the consolidation of multiple entrances to the site, proposed boundary treatment and residential nature of the area this is acceptable to Strategic Transport. 10.26 The location of refuse and cycle storage is considered acceptable with full details to be secured through condition. Details of street levels and/or gradients would be secured through condition to ensure that the development is built to highway standards. A Grampian condition is considered necessary to reinstate the disused dropped kerbs to ensure the appearance of the street scene is maintained. 10.27 In addition a Demolition/Construction Logistic Plan (including a Construction Management Plan) will be required through condition to ensure that further building works along this stretch of Russell Hill do not undermine the safety and efficiency of the highway network. Trees and biodiversity

10.28 The trees on site are not subject to a tree preservation order although trees within the neighbouring properties are protected. The Council’s Tree Officer raises no objection to the development subject to a suitably worded condition.

10.29 While representations have raised concerns to the loss of a cedar tree along the frontage this tree is not protected. The cedar tree is not worthy of protection as advised by the Council’s Tree Officer due to its current condition. Regardless it is expected that a replacement tree is secured through the landscaping condition to mitigate its loss. The development would therefore have an acceptable relationship with trees on site and in neighbouring gardens.

10.30 The application site is not near an area of special scientific interest or a site of nature conservation area importance. From the Officers site visit there is no evidence to suggest that any protected species are on site and as such further surveys are not deemed necessary.

10.31 If protected specified are identified on site during the course of construction any species and/or their habitat would be protected under the Wildlife and Countryside Act of 1981. Any deliberate attempt to destroy protected species or their habitat would then become a criminal matter.

Flood risk and sustainable drainage

10.32 The application site lies within an area at risk of surface and critical drainage area flooding as identified by the Croydon Plan. During the course of the application the applicant has submitted details of the drainage proposal on site to overcome concerns raised by the Local Lead Flood Authority. The proposals would be acceptable in relation to flood risk providing that an appropriate condition is attached.

Other planning matters

10.33 Conditions would be secured in relation to a ‘Zero Carbon’ and a water use target of 110L per head per day. If ‘Zero Carbon’ is not achievable on site a financial contribution would be secured via a Legal Agreement to off-set the carbon emissions.

10.34 The development would be CIL liable. The levy amount has been calculated to ensure that the development contributes to meeting the need for physical and social infrastructure, including educational and healthcare facilities.

10.35 An Employment and Training Strategy would be secured through the legal agreement to ensure the employment of local people during construction. Conclusions

10.36 Taking all of the above planning considerations into account, it is recommended that planning permission should be granted.

10.37 All other relevant policies and considerations, including equalities, have been taken into account.