PLANNING APPLICATION REPORT
Case Officer: Wendy Ormsby Parish: Ivybridge Ward: Ivybridge West
Application No : 3954/17/FUL
Agent/Applicant: Mr Andy West Persimmon Homes South West Mallard Road Sowton Trading Estate Exeter EX2 7LD
Site Address: Proposed Phase 2 development site at SX 619 565, Immediate north of Harford Mews, Cornwood Road, Ivybridge
Development: Erection of 101 dwellings including all associated Public Open Space, landscaping and all other associated works
Reason item is being put before Committee: At the request of both Ward Members and the Parish Council because of particular concern about drainage. Phase 1 was subject to scrutiny from the committee and it is appropriate the layout of this scheme is also subject to scrutiny.
Recommendation: Recommendation: Delegate to CoP Lead Development Management, in conjunction with Chairman to conditionally grant planning permission, subject to a Section 106 legal obligation.
However, in the event that the Section 106 legal Agreement remains unsigned six months after this resolution, that the application is reviewed by the COP Lead Development Management, in consultation with the Chairman of the Committee, and if no progress is being made delegated authority is given to the CoP to refuse to application in the absence of an agreed S106 Agreement.
The terms of the Section 106 Obligation are:
• 30% affordable housing • £372,017 towards primary school infrastructure • £358,408 towards secondary school infrastructure. • Ongoing management and maintenance of landscape and wildlife features in accordance with the LEMP in perpetuity • Sustainable travel vouchers • Travel pack, • Welcome pack • £150,000 towards Air Quality Improvement Scheme and or walking or cycling improvements to western side of town centre. • A sports and recreation contribution of £187,127.50 towards: o purchase of additional land for pitches in Ivybridge; and/or o Clubhouse Extension and pitch improvements for Ivybridge Football Club at Erme Valley Playing Fields; and/or o Improvements to and extension of changing facilities for Ivybridge Rugby Club; and/or o Upgrade of All Weather Pitch with Community Use Agreement at Ivybridge College. • Provision of a combined on-site LAP and LEAP with appropriate activity zones and buffers as set out in the SHDC OSSR SPD. • Public access and on-going management and maintenance of the on-site public open space, including play area, in perpetuity (including allowance for Ivybridge Town Council to take on on- going management and maintenance subject to agreement by all parties). • Securing a financial contribution of £2,547.54 to mitigate recreational pressure on the Plymouth Sound and Estuaries SAC
Conditions
1. Time 2. Accords with plans 3. CEMP 4. LEMP 5. Travel plan to be submitted, approved and implemented 6. Proposed estate roads etc to be constructed and laid out in accordance with details to be agree by LPA 7. Phasing to be agreed 8. Roads for each phase to be provided 9. Unsuspected contamination 10. Mitigation of recreational impacts on Tamar SAC 11. Exterior lighting to be agreed 12. Detailed hard and soft landscaping to be agreed and implemented, including levels and means of access to POS. 13. Tree and hedgerow protection to be agreed and implemented 14. Materials to be agreed 15. Details of boundary treatments and retaining walls/structures to be agreed, including siting. 16. Pre-commencement - Detailed design of surface water management scheme 17. Pre-commencement - Construction phase surface water management scheme 18. Details of management of drainage 19. Provision of parking and turning areas prior to occupation 20. Removal of PD – boundary treatments, hard standings, roof extensions 21. Removal of PD – plots 23 -42 only – extensions and outbuildings 22. Provision of electric charging points – details to be agreed and implemented.
Key issues for consideration:
Given the location of this site outside the settlement boundary it is considered that, taking into account paragraph 11 and footnote 7 of the NPPF, 2018, the initial issue to be considered is whether South Hams District Council can demonstrate a five year housing land supply. If a five year housing land supply cannot be demonstrated, the policies most important for determining the application should not be considered up-to-date and the key issue is whether the proposal represents sustainable development and if it is, whether there are significant and demonstrable adverse impacts that would outweigh its benefits .
The site is proposed as an allocated site for around 100 houses in the emerging Joint Local Plan. The allocation has been challenged by the Town Council however the JLP is reasonably well advanced and as such some weight can be given to this allocation
Other key issues include:
• Landscape impact including impact on Dartmoor National park • Highway safety/traffic impacts • Flood Risk • Impact on neighbour amenity • Ecology
Financial Implications (Potential New Homes Bonus for major applications): It is estimated that this development has the potential to attract New Homes Bonus of £132,024 per annum, payable for a period of 4 years. Members are advised that this is provided on an information basis only and is not a material planning consideration in the determination of this application.
Site Description:
The application site of approx. 4.3 ha includes three agricultural fields sited on the north-west corner of Ivybridge, outside of but adjacent to the settlement boundary.
Immediately south of the site is the new Persimmon Homes development of 74 dwellings. Vehicular access into the current application site will be through this development. To the west of the site is Stibb Lane a rough surfaced bridle way. North of the site is the narrow Gypsy Lane linking Stibb Lane to the north western edge of Ivybridge. Rear gardens of dwellings on Slipperstone Drive, High Acre Drive, Cursons Way and Summerfield Court adjoin the eastern site boundary. Dwellings in more substantial plots are located adjoining the north east site boundary on Gypsy Lane.
The site is sloping, steeply so in parts, in particular on the eastern side. The site slopes downwards from west to east. The site is in an elevated location with wide views across Ivybridge and across to Dartmoor National Park.
The nearest primary school is approx.800m from the site, the town centre is approx. 1600m (1 mile) away and the secondary school approx. 2000m from the site
The site is approximately 450 m south west of the boundary of Dartmoor National Park
The site is within Flood Zone 1 but is in a Critical Drainage Area.
All the field boundaries are defined by mature hedgerows and include some trees. The Proposal:
This planning application seeks full planning permission for 101 dwellings, landscaping, public open space and associated infrastructure. The scheme has been amended since it was originally submitted and proposed housing numbers have been reduced from 109 to 101.
The application proposes 30% affordable housing and these will be 17 x 2 bed and 14 x 3 bed units, the open market dwellings will be mainly 3 bedroom with some smaller 2 bed. Overall this gives a housing mix as follows:
2 bed units: 63% 3 bed semi/terraced units: 14% 3 bed detached: 23%
The layout includes a generous area of public open space as an integral feature of the scheme, this includes an area of space to the south west of the site linking into a central area in the middle of the site. A smaller area of POS is provided adjacent to the north and north-west boundary and includes a pedestrian link into Stibbs Lane. The houses are laid out to overlook all of the significant areas of POS. An equipped play area will be provided. An SUDS attenuation pond is included within the central POS area
Vehicular access is taken from 2 points on either side of the southern edge of the site creating 2 cul-de sac roads. The western access was added as an amendment to the layout to help manage the levels of the roads and houses on this sloping site. It also adds permeability to the scheme
There are a variety of house types which reflect the house types in Phase 1, the majority are 2 storey with some.2.5 units. The dwelling footprints have varied set -backs from the road and some are set side on to the road. This adds variety and interest in the street scene and has also been done to minimise overlooking of adjoining properties.
Engineering drawings provide details of retaining walls and underbuild. The application has been amended to reduce the amount of retaining structures. Some units have been removed from the scheme west of Slipperstone Drive to achieve a satisfactory relationship with neighbours. Nevertheless, due to the topography the scheme still includes significant lengths of retaining walls.
A landscaping buffer has been added to the scheme along the eastern site boundary to improve the relationship with and outlook of adjoining dwellings.
For the most part existing hedgerows are retained and no trees are proposed for removal. Private gardens will not adjoin any the hedgerows that remain open to the countryside and can therefore be properly managed.
A total of 210 car parking spaces are provided and a minimum of 2 spaces is provided per dwelling, of these however a significant number are garage or tandem parking spaces.
The proposed materials schedule includes a mixture of red brick and painted render as the main elevational treatments, but with the majority of houses being red brick.
Consultations :
• County Highways Authority: No objection subject to conditions and 106 requirement to provide:
• sustainable travel vouchers • travel pack, • welcome pack • £150,000 towards Air Quality Improvement Scheme and or walking or cycling improvements to western side of town centre.
• Environmental Health Section: No objection subject to conditions and S.106 contributions towards air quality improvement
• Highways England: No objection
• Dartmoor National Park: No objection – contours face south east, the proposed development will be seen in the context of existing development in the foreground
• NHS: No comment received
• Devon Fire Service: No comment received
• SHDC Trees: No objection on arboricultural merit.
• Police AOL: Detailed comments and conditions recommended
• DCC Flood Risk: No objection subject to conditions
• SWW: No objection
• SHDC Landscape: No objection subject to conditions
SHDC Biodiversity: No objection subject to conditions and S.106 clause to secure a financial contribution of £2,547.54 to mitigate recreational pressure on the Plymouth Sound and Estuaries SAC and ongoing management and maintenance of landscape and wildlife features in accordance with the LEMP in perpetuity
Natural England: This development falls within the ‘zone of influence’ for the Plymouth Sound and Estuaries SAC and the Tamar Estuaries Complex SPA as set out in your emerging Local Plan. It is anticipated that new housing development in this area is ‘likely to have a significant effect’ upon the interest features of the SAC and SPA, when considered in combination, through increased recreational pressure. As such we advise that mitigation will be required to avoid such an effect occurring and enable you to reach a conclusion of “no likely significant effect”. You should not grant permission until such time as this mitigation has been secured. We advise that an appropriate planning condition or obligation is attached to any planning permission to secure these measures.
• DCC Archaeology: No comments to make
SHDC Affordable Housing: The Affordable Housing team support this application as it is providing 30% affordable housing. This accords with policy DEV8 in the emerging Plymouth and South West Devon Joint Local Plan. This policy states, “Within the Main Towns, outside of areas with special designations, a minimum of 30% on site affordable housing will be sought for all schemes of 11 or more dwellings.”
• DCC Education: No objection subject to contributions as follows:
£372,017 towards primary school infrastructure £358,408 towards secondary school infrastructure
• Ermington Parish Council : Objection: Does not comply with agreed Ivybridge Neighbourhood Plan. Places an unacceptable burden on the highway infrastructure
• Ivybridge Town Council:
OBJECTION
Overbearing and Out of Character Development
Ivybridge is nestled into the edge of Dartmoor, and this development will change the character of town.
The proposed site is currently attractive rolling fields and the development will be overbearing, dominate the skyline and be visible from Dartmoor. The visual impact assessment uploaded for public scrutiny and commented on by Dartmoor National Park refers to Phase 1 and not the proposed site, Phase 2. Viewpoint 10 taken from the Western Beacon for the assessment in Phase 1 appears very hazy and not acceptable as an image to support a supposed unbiased survey document. This image should have been repeated on a clear day where it would have clearly demonstrated the harmful impact on the view from Dartmoor.
Joint Local Plan
South Hams designated the site for development in the Joint Local Plan. This site is part of the current examination being held in March 2018 and this Council has opposed Policy TTV10 – Land at Stibb Lane. It would appear that “deliverability” in order for SHDC to meet its five year land supply has now outweighed any other planning objectives as Policy TTV7 outlines the spatial priorities for development in Ivybridge and we would challenge the basis on which this site meets any of those requirements. Strategic Objective SO7 specifies six conditions, including “local distinctiveness and character protected and maintained” as well as “build self-sufficiency and resilience”. The application acknowledges, for example, that residents can reach shops at Endsleigh and Tesco – this will not promote self sufficiency and resilience, with the Ivybridge shopping centre at Glanvilles Mill in a parlous state.
When the preliminary work for the JLP was commenced the Phase I Persimmon site was proposed for approx. 60 dwellings with a green annotation signifying “limited constraints and/or constraints which can be overcome”. This is very different to the site now under consideration which had “significant constraints” recognising that its “prominent location close to the Dartmoor National Park boundary is a significant constraint” in a “visually sensitive location to the NW of Ivybridge”. The Phase I development was for 74 dwellings, far more than the approx. 60 anticipated.
This Council therefore is currently making its case that the JLP is unsound and therefore no decision should be made on this site in advance of the outcome of the JLP.
It is also noted that South Hams District Council does have concerns about the quantum of development occurring at Ivybridge (because of the current 632 houses with approval and the majority under construction around the town, and a further application pending from Taylor Wimpey for some 150 homes to the east of the town from the earlier adopted Local Plan). There is therefore “concern over concentrating of development near to Sherford could undermine delivery at Sherford”.
Loss of Privacy and Natural Light
The site is on the side of a steep hill and the proposed development does not satisfactorily take into account the topography of the site, and will deprive some of the existing properties of their natural light and impact on their privacy. The ground floor of the new properties will be looking into the bedrooms of existing properties in Slipperstone Drive. Some of the properties appear to have three floors which will have an overbearing impact. It is difficult to clearly ascertain from the plans the relationship of the new houses to the existing in terms of land levels but as the dwellings are concentrated along the lower sections of the site with steps down to the rear it certainly suggests that these will significantly overlook the current properties in the adjacent roads – no attempt seems to have been made to orientate the new houses so that they don’t overlook.
Highway Issues
The Neighbourhood plan quotes:
Traffic and movement
4.18 Traffic volumes in Ivybridge have grown significantly in recent years, to such an extent that peak hour flows in Western Road are now at least as great as they were when that road was part of the A38 trunk route. Air quality in Western Road is poor and worsening, and traffic volumes approaching the town’s main A38 junction from the west create hazard with queues forming back onto the trunk road dual carriageway at some peak times.
4.19 It is clear that measures are urgently required to address these problems, and the planned growth of the town over the coming years (including what is already contained in existing plans and that which is likely to be proposed in future) adds to the urgency of the situation. Possible solutions might include any or all of the following:
A re-designed junction with the A38, probably involving two over-bridges in place of the existing single one; A new link road to the south of the A38, linking the town’s eastern distributor road system from the underpass to Ermington Road; A new eastern access to the town, involving a major new junction with the A38;
The Highway Authority have made the following comments in response to the Persimmon Phase 2 application acknowledging the issue of the A38 roundabout:
“The Highway Authority notes the contents of the Transport Assessment for the site and notes approval by the Planning Authority will mean traffic from the site will cause the roundabout Western Road/Cornwood Road/Woodland Road, A38 roundabout to operate at peak times over the recommended 0.95 Ratio of Flow over Capacity maximum capacity thresholds. The table on Pg. 25 of the submitted Transport Assessment shows the likely vehicle queue lengths for each arm of the roundabout. Highways England should be consulted by the Planning Authority to ensure they are content with the queue lengths on the A38 off slip into Ivybridge. The longest likely queue will be on Cornwood Road predicted in 2027 once all the committed development has been built. The queue is shown to be 23 vehicles long. Whilst this queue will mean further delay for existing residents and no doubt cause additional inconvenience, the National Planning Policy Framework recommends Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. The Highway Authority in comparing these queues to other parts of the County such as Exeter concludes refusal on these grounds would be difficult to defend at appeal.
This Council considers the impact of this development to be severe and it is unacceptable to compare the town of Ivybridge to the city of Exeter when making planning recommendations as they are totally different and each case should be determined on its own merits.
The new developments such as the Strongvox application on Cornwood Road and the growing business park next to Countrymans Choice at Endsleigh must be factored in as these will generate even more traffic using the A38 roundabout.
A comprehensive traffic study commissioned by Devon County Council for Ivybridge and Lee Mill commenced in Autumn 2017 has now reached the stage where the data needs to be analysed and converted into a traffic model. It is understood that this is a complex process and there are limited skilled resources to carry this out. The model is now under construction and there will be a validation process before there is a detailed look at options.
Additional traffic movements generated from this site would be residents potentially accessing the A38 at Lee Mill or Smithaleigh heading west into Plymouth. These motorists would use Woodlands Road / Beech Road to get to Lee Mill (where Tesco Extra is located along with Lee Mill Industrial Estate with various builders merchants/depots). Woodlands road is very narrow between St Augustine's priory and Cadleigh and has a sharp blind bend leading to a section of the road where two vehicles passing each other can only do so with extreme care.
A travel plan has been included. There is to be a Travel Plan (Co-ordinator?) – a TPC – for 5 years provided by the developer and this person is to liaise with residents re transport. Who is going to enforce this and what options are they going to be able to offer beyond those which exist?
The existing hourly bus service is subsidised by Devon County Council and is vulnerable to being withdrawn at short notice due to lack of funding. This would leave the whole of the west of Ivybridge without any form of public transport. Despite the comments by Persimmon it is not suitable as a commuter service for work as it takes one hour from Ivybridge to Plymouth for around a 12 mile journey. The Stagecoach Gold bus (commercially operated – nearest stop in Western Road) is already full at peak times, including many people standing.
Affordable Housing
There is insufficient provision of affordable housing. This figure should be 50% and not 30% as planned by the developer. An increase to 50% would help to redress the balance with regard to the low figure of affordable houses provided in Phase I which was reduced following a viability assessment – presumably not relevant if they can afford to progress to Phase 2? Also it is not integrated into the site and is in clusters. Much of it also seems to have at least 12 steps from the property to ground level but the plans are not easy to understand in this regard.
Flooding and Drainage Issues
Due to the topography of the land there have been drainage and flooding issues, the latter largely affects the Claymans Pathway and Slipperstone Drive areas of Ivybridge. It is also known that Stibb Lane itself is frequently flooded so that cars cannot access properties. There are also issues about drainage as in Phase 1 this has been provided in the form of attenuation tanks and crates (conflicting information as these differ on various drawings) and the size of these are unclear as no measurement in units are given in the drawings. An internet search has shown that crates are less popular because of problems of maintenance; tanks being a preferable option. There are public safety concerns particularly as these are near to children’s play areas.
Flooding document : 3.7 – refers to “maintenance of the watercourse and unblocking of the outfall”. Who will undertake this?
On 27 February SW Water produced a one line sentence in response to the consultation advising that they have no objections, yet this does little to reassure the residents who currently experience flooding. One of the members informed the committee that he has spoken to a resident who claims that Claymans Pathway has been flooded 4 times over Christmas. The community say that the flood protection in place is insufficient. An elderly resident’s property in Lower Brook Park was reported to have recently flooded, the floodwater came up via her downstairs wc.
Although the site of the proposed housing is identified as a low level flood risk area, streets close to the site suffer from frequent flooding issues which, it is felt, could only be exacerbated by further development. The Planning Authority needs to consider the knock-on effect rather than simply looking at a development in isolation.
Test pits were performed in dry weather conditions in May 2014, the met office records show that this was a period of high pressure. A note in the letter from Geo Consulting Engineering to Peter Brett Associates highlights that no provision has been made for long term monitoring of rest groundwater levels at the site; high ground water levels in wet weather periods may impact on infiltration potential. Do we have confirmation that this will happen?
Document ‘Flood risk assessment - 13/09/2016’ provided for Phase 1 of the development under application 1971/16/FUL does not present the revised Flood Risk Assessment Addendum (Report Ref. ES16.17, Rev. 1, dated 10 August 2016) as referred to in the letter dated 26/08/2016 from the Flood and Coastal Risk Management Team - but in fact the letter from the Flood and Coastal Risk Management Team. Furthermore, the correspondence, in which the report of 10 August 2016 was provided, has also not been uploaded to the planning explorer portal for public scrutiny. The unavailability of information regarding Phase 1 of the development is not acceptable when complaints have materialised as a result of this development and further development is proposed that could exacerbate the current issues.
The pre-commencement condition 4 from Phase 1 from the highways department below that sets out the following: “The proposed estate road, cycleways, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, road maintenance/vehicle overhang margins, embankments, visibility splays, accesses, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins, For this purpose, plans and sections indicating, as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority. REASON: To ensure that adequate information is available for the proper consideration of the detailed proposals”
The Town Council believes that the issues concerning drainage have a strong enough material impact via residential amenity to necessitate the provision of detailed and independent information/assessments relating to mitigation of Phase 2’s drainage not only for the proposed site but also for existing residential properties adjacent to the site (particularly those to the south of Woodland Road) as a part of this current application 3954/17/FUL and not as a part of a discharge of conditions application outlined via the condition stated above. Such details should outline the engineering works and investment necessary, via sewers and other means, to safely and effectively discharge surface and foul water from the site.
Economic Viability
It has already been mentioned in the earlier paragraph about the JLP that the proposed development does not add any value to Ivybridge as it does not make any form of provision for mixed use to include employment land and therefore, will not increase employment opportunities within the town.
Residents in any of the current and proposed properties are likely to turn automatically to Lee Mill for their shopping requirements rather than supporting retail in Ivybridge Town Centre, thereby exacerbating the problems for the Town Centre.
There is also no shortcut from within the site identified to walk to the local convenience store so is poor in terms of sustainable modes of transport – merely encouraging car use.
Poor Design
The site is badly designed with only one access road (and no additional pedestrian access) for just shy of 200 homes; not allowing for a second means of access to the site in the event of an emergency.
Some gardens rely on 12 steps for accessibility, this is poor design and especially for affordable homes.
Number 48 (terraced) has no bin access, with no access to the rear garden.
Some parking spaces are blocking each other (especially affordable houses, which have no garages).
The size of the ‘office’ bedroom begs the question if it is big enough to put a bed in. The Planning Committee struggled to find any dimensions for these.
Construction Traffic
There are concerns about construction traffic gaining access to Phase 2 via the existing Phase 1 thereby causing noise and dirt nuisance to existing residents. Also, the Construction Management Plan would need to be properly policed as there were several infringements of the CMP for Phase 1. During the early phase of construction, there were construction lorries parked on the public highway on both Cornwood and Woodland Roads. A traffic sign was damaged by one of these lorries. Cornwood Road was often in a filthy state and covered with mud and stones which had not been removed from the road by the Developer. Several complaints about non compliance were made to SHDC by Ivybridge Town Council. This Council came very close to requesting a “Stop Order” being placed on the works until the Developer complied fully with the CMP. One member was recently advised that construction work has been taking place on Sundays to allow the Developer to catch up with Phase I. Sunday construction work was expressly forbidden under the CMP terms.
Lack of Infrastructure
The existing infrastructure including roads, provision of school places, Doctors Surgeries and Dentists, sports pitches and accessible open space cannot cope with any further increases of the population in Ivybridge.
Conclusion
The Town Council strongly objects and considers that the infrastructure of the town is stretched to its limits and cannot support further development of this nature. It is premature and should be properly considered as part of the Joint Local Plan process which is current underway, as there is no urgency, according to the District Council, for any more housing land in the immediate future to be developed at Ivybridge (except that previously approved or remaining from the current Local Plan) because of the risk to Sherford.
We particularly fear the harmful impact to the town due to the loss of our attractive landscape with a proposal to replace it with a mass of highly visible housing, which is inappropriate, unsustainable and unnecessary development. It will entirely change the nature of the town and fail to meet our Vision in the Ivybridge Neighbourhood Plan of “a friendly mill town – along the river, beside the moor – offering healthy, creative and sustainable future lifestyles”.
We firmly believe that the proposal fails to satisfy the requirements and standards of the Neighbourhood Plan, South Hams District Council’s own, and emerging, policies and the NPPF*.
(PS - Although perhaps not a material consideration and more an ethical one and condemned by the Government, Members commented that houses should be freehold at the point of first sale and not leasehold as they were for Phase 1. The latter allows the developer to charge ground rent which can increase in price every year, and the price of purchase of the freehold can increase in time which some purchasers were unaware of in Phase 1.)
NEIGHBOURHOOD PLAN
ENVIRONMENT Support measures to reduce the risks of consequences of flooding
SUSTAINABILITY Sustainability is at the centre of all these objectives: Economic sustainability through job creation and increased town centre activity
POLICY INP6: Housing and Employment
SOUTH HAMS POLICIES
Policies CS7, DP1 and DP4 of the Development Plan
The NPPF
Section 7. 56 - 58 - Requiring good design
(End of Parish Comments)
Representations:
Approximately 124 letters of objection have been submitted raising issues which include the following:
• Increase in traffic – highway safety issues • Unnecessary and unwanted • In conflict with town council and local people • Will tower over houses in Slipperstone Drive • Loss of light – already have limited light and damp conditions from existing steep slope – this will get worse. • Overlooking/loss of privacy • Schools, dentists and doctors are all full • Unsuitable topography – steeply sloping • Enough land allocated elsewhere • Lack of play facilities • Flooding from increased run off • Overdevelopment • Contrary to adopted development plan • Premature to rely on JLP allocation – this is being challenged • Does not meet policy requirement for 50% affordable housing • Poor design and layout, in particular the tandem parking spaces • Adverse impacts on wildlife • Loss of agricultural land • Disturbance during construction • CMP not adhered to during Phase 1 • Only one small shop on this side of Ivybridge • Drainage scheme is flawed and does not comply with SUDs • Adverse impacts on trees and hedgerows caused by retaining walls within Root Protection Areas • Loss of green space • LVIA only refers to phase 1 • One entry point to site raises safety issues for emergency access/egress • Springs and drainage ditches on site not assessed • No economic benefit – residents will travel out to work • Density is excessive for site topography • Will dominate skyline • Inadequate parking • Outside adopted development boundary • Contrary to Neighbourhood Plan – 2km from town centre • Gardens accessed by steps – poor design • Adverse impact on air quality • Existing flooding in High Acre Drive a problem already as a result of overdevelopment • FRA fails to take into account an existing watercourse running from Dinnaton Golf Course to a culvert under Claymans Pathway and Slipperstone Drive which causes flooding • Drainage in phase 1 is not working • Adverse impact on character of the area • Who will manage public open space? • Will block already poor TV reception • Water course under 9 Cursons Way not taken into account or surveyed • Houses are not affordable • No sustainable building methods • Road width inadequate for parking and access for emergency vehicles • How will tree planting in private gardens be protected? • Further indigenous tree planting should take place on boundary • Drake Avenue is not wide enough for additional traffic • Should include 2% category M4(3) Building Regulations – wheelchair accessible – no evidence of this • Drainage pond should be taken out of POS allowance
Relevant Planning History
1971/16/FUL: Erection of 74 dwellings, including all associated public open space, landscaping and all other associated external works: Proposed Development Site At Sx 6203 5630 Woodland Road Ivybridge Devon Conditional Approval November 2016
21/1859/15/F: Erection of 77 dwellings, including all associated public space, landscaping and all other associated external works. Proposed Development Site At Sx 6203 5630 Woodland Road Ivybridge Devon Refused April 2016
ANALYSIS
Principle of Development/Sustainability:
‘Section 70 of the 1990 Town and Country Planning Act requires that regard be had to the development plan, any local finance and any other material considerations. Section 38(6) of the 2004 Planning and Compensation Act requires that applications are to be determined in accordance with the development plan unless material considerations indicate otherwise.
The development plan currently comprises:
• 2006 Core Strategy • 2007 Sherford New Community Area Action Plan (AAP) • 2008 Affordable Housing Development Plan Document (DPD) • 2010 Development Policies Development Plan Document (DPD) • 2011 Site Allocations Development Plan Document (DPD) for: • Dartmouth • Ivybridge • Kingsbridge • Totnes • Rural Areas • Saved policies from 1996 Local Plan • Devon Waste Plan • Devon Minerals Plan • Made Neighbourhood Plans – this includes the Ivybridge Neighbourhood Plan
The Plymouth and South West Devon Joint Local Plan (the JLP) will replace most of the above as the statutory development plan once it is formally adopted.
The JLP is at an advanced stage of preparation, having been subject to examination in March this year and modifications recently put out for consultation. It is also considered to be consistent with the policies of the National Planning Policy Framework (NPPF), as well as based on up to date evidence. However until any final Inspector’s Report is issued the precise weight to be given to JLP policies will need to be determined on a case by case basis, having regard to all of the material considerations.
Other material considerations include the policies of the Framework itself and guidance in National Planning Practice Guidance (NPPG).
The application site is not allocated for development in the adopted South Hams Development Plan Framework and is located adjacent to but outside the Ivybridge development boundary. Within the emerging Joint Local Plan is site is allocated for housing for around 100 houses, this allocation carries moderate weight at present.
Policy TTV10 of the JLP reads as follows:
Land at Stibb Lane
Land at Stibb Lane is allocated for housing. Provision is made for in the order of 100 new homes. Development should provide for the following:
1. A quality form of development which integrates with the existing housing. 2. Safe and attractive pedestrian and cycle connections for residents to access local facilities and services, including the station and local schools. 3. An appropriate strategy to mitigate for any impact on the Western Road Air Quality Management Area. 4. Strategic landscaping to help mitigate any adverse visual impact on Dartmoor National Park, and to soften the edges of the development onto the undeveloped countryside. The scale, design, and the northern and western extents of development should ensure that it is not overly prominent when viewed from the surrounding countryside, paying particular regard to views from Dartmoor. 5. A site wide Sustainable Drainage Strategy to ensure that drainage requirements can be met on site and are designed to deliver landscape, biodiversity and amenity benefits.
Relevant policies within the Ivybridge Neighbourhood Plan (which as a made plan carries full weight) include the following:
POLICY INP6:
Housing and Employment
All new dwellings should be designed to meet and if possible exceed the latest adopted government housing standards. Proposals for developments of 10 or more dwellings should include: a. a travel plan including an air quality assessment to address the need for improved air quality management in Western Road; and b. the provision for mixed uses, including employment, offices, work space, affordable homes, and accessible homes, where appropriate and viable
As stated Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that, regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts. The determination must be made in accordance with the plan unless material considerations indicate otherwise. In the case of residential development footnote 7 of paragraph 11 of the NPPF states that policies which are most important for determining the application should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites. The first key question therefore is whether the Council can demonstrate a five-year housing supply.
It has been established through relevant appeal decisions that relying on the adopted development plan the Council cannot demonstrate a 5 year housing land supply. The JLP identifies a robust 5 year housing land supply however the evidence for this has been challenged at the recent examination. Until an Inspectors report is issued indicating otherwise the Council cannot yet rely on this 5 year housing land supply for the purposes of decision making.
As a consequence of this lack of a 5 year supply the Council’s relevant policies for the supply of housing should not be considered up to date and in accordance with paragraph 11 of the NPPF the tilted balance in favour of sustainable development applies, whereby unless any adverse impacts of a development would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF as a whole, planning permission should be granted.
Para 14 of the NPPF addresses the impact on para 11 of made neighbourhood plans and states the following:
In situations where the presumption (at paragraph 11d) applies to applications involving the provision of housing, the adverse impact of allowing development that conflicts with the neighbourhood plan is likely to significantly and demonstrably outweigh the benefits, provided all of the following apply: a) the neighbourhood plan became part of the development plan two years or less before the date on which the decision is made; b) the neighbourhood plan contains policies and allocations to meet its identified housing requirement; c) the local planning authority has at least a three year supply of deliverable housing sites (against its five year housing supply requirement, including the appropriate buffer as set out in paragraph 73); and d) the local planning authority’s housing delivery was at least 45% of that required 9 over the previous three years.
The Ivybridge Neighbourhood Plan does not contain policies and allocations to meet its identified housing requirement; the local planning authority is not able to demonstrate that it has at least a three year supply of deliverable housing sites. Any identified conflict with the Neighbourhood Plan cannot therefore outweigh the presumption in favour of sustainable development.
The key issue therefore is whether the proposal represents sustainable development and if it is, whether there are significant and demonstrable adverse impacts that would outweigh its benefits.
Sustainable Development
LDF Core Strategy Policy CS1 - Location of Development sets out where development is acceptable in principle subject to detailed material planning considerations. Ivybridge is included as one of the districts’ Area Centres and is therefore covered by policy CS1. Area Centres are settlements that function as focal points for the sustainable provision of housing and employment opportunities, education facilities and other local services. They should be accessible to the communities they serve and well related to public transport and the strategic road network. Ivybridge is therefore a sustainable location for additional development to take place.
The application site is approx. 1600m walk from the town centre and within approx. 800m walk of the nearest local primary school. There is a local convenience store within 500m of the site. In the context of a town of the size of Ivybridge these are reasonable walking distances and the site is considered to relate well to the town in terms of location. Strategic cycle routes are nearby and there is access to bus services.
Paragraph 8 of the Framework identifies three dimensions to sustainable development – economic, social and environmental. This sets the context in which to consider sustainability. The three dimensions stated in Paragraph 8 are considered below :
The Economic Role
Housing development is recognised as an important driver of economic growth and there would be economic benefits to the construction industry from the proposed development. Once the dwellings were occupied there would be an increase in the level of disposable income from the occupants which would be likely to be spent in the local area with increase in the demand for local goods and services.
It has been commented that residents of the development will use Tesco at Lee Mill and Endsleigh Garden Centre and will fail to support the town centre. Whilst some use of all local facilities including those at Lee Mill are likely it is also likely that residents will use town centre services such as the leisure centre, post office, banks, hairdressers etc as well as general shops within the town, thus providing economic support for the town centre.
The development will result in the loss of some 4.3 hectares of agricultural land, graded as 3, good to moderate. This is not the best quality agricultural land and is the most common classification within the District
There is no evidence that the development would result in any significant adverse economic impact. Economic benefit will be derived from the construction process and from spending of future residents. In respect of this element of sustainable development the balance is considered to be in favour of the development
The Social Role
Provision of housing including affordable housing .
The principle social benefit of the proposed development would be the provision of additional housing, including 30% of the homes being affordable. Based on 101 dwellings this would equate to 30 affordable homes. The provision of 30% affordable homes is in line with the policy in the JLP, but below the quantities in the adopted development plan. This provision has been reviewed by the Council’s Housing Specialist who supports the application based on this 30% provision. The tenure balance and housing mix meets identified housing need.
Given the NPPF priority to significantly boost the supply of housing the additional dwellings to be provided must carry significant weight in this balance.
Impact on existing Infrastructure
Devon County Council have confirmed that both the local primary school secondary school are at capacity; as such financial contributions have been requested to provided additional infrastructure at both schools to mitigate the additional demand. DCC do not object to the proposal.
Issues of congestion and highway safety are considered elsewhere in the report and it is concluded that the development will not result in any severe impact upon the traffic levels in the area. The additional use of the existing access through Phase 1 is acceptable to the Highway Authority and meets current highway standards.
The site is within walking distance of the town centre and there is easy access to bus services and cycle routes. There are pedestrian links from the site to the town centre. The Travel Plan includes actions and aims to encourage walking and cycling together with the use of bus service as an alternative to car usage.
Impact upon Neighbours/Amenity
The site slopes steeply down towards existing dwellings which adjoin the eastern site boundary. Careful consideration has been given to the impacts of the development on these residents. The application has been amended twice to improve the relationship with these properties and this has included lowering the access road to reduce the need to build up land to the east (which resulted in a second access being required to the west), retaining walls have been reduced in height and number, a landscape buffer zone has been introduced along most of eastern boundary, some houses have been re-orientated to minimise overlooking and plots have been removed at the end of Slipperstone Drive to remove some otherwise overbearing retaining walls and buildings, landscaping has been introduced instead.
The new houses will be set significantly higher than the adjoining existing dwellings, however the distance between the properties is mostly between 35m-45m. The gardens of the new properties are tiered due to the levels and are unusually long. This allows space for some significant planting close to the common boundary. The distance between the properties, the angle of vision created by the height differences and the landscape buffer planting mean that there will be no significant loss of light to neighbours nor an unacceptable loss of privacy. The retaining walls within the gardens are not excessive in height and will not appear overbearing.
The relationship between dwellings within the site is acceptable and rear garden sizes are generous compared to many modern developments. The topography does mean that many of the gardens will be tiered and may contain steps, but all will have a level amenity area immediately to the rear of the property.
The generous public open space provision and play area within the site provides both visual and functional amenity for residents
Impacts on the amenity of existing residents will be acceptable and the scheme itself will provide an acceptable level of amenity to residents.
Social Dimension Balance
Substantial weight must be given to the provision of additional market and affordable housing. The site is well related to the town of Ivybridge with good access into the town centre and its facilities which will enable social integration.
The provision of a further area of public open space accessible to all the community will be a further social benefit.
The social benefits of the proposed development weigh in favour of the development.
The Environmental role
With respect to the environmental role of sustainable development, the elements that are considered to be especially relevant to the proposed development are impacts on the landscape including Dartmoor National Park; ecology and bio-diversity and surface and foul water drainage
Design/Landscape:
The site is within the setting of the Dartmoor National Park. It is a sloping site which raises up away from the town, it will be one of the highest parts of the townscape if developed, as such there is the potential for long distance views into the site.
This application has been considered by the Council’s landscape specialist who originally expressed concern about the landscape impacts. No objection is raised however to the amended scheme subject to revisions to materials and details of landscaping. The officer has commented as follows:
In considering this application and assessing potential impacts of the development proposal against nationally protected landscapes, in addition to the Development Plan, the following legislation, policies and guidance have been considered: • Section 85 of the Countryside and Rights of Way (CRoW) Act; • Sections 12 and 15 of the NPPF in particular paragraphs; 127, and 170, 172 & 173; • The National Planning Practice Guidance (NPPG) particularly Section 8-001 to 8-006 on Landscape; and • The Dartmoor National Park Management Plan.
Landscape Character and Visual Impact
This site was assessed as part of the Joint Local Plan evidence base (July 2017). The relevant sections of the assessment are extracted below:
Key characteristics: • Several open agricultural fields sloping down to the east, forming part of the landscape setting of Ivybridge in views from Dartmoor National Park • Predominantly bound by trimmed hedgerows, with stronger vegetation as a treeline along Stibb Lane
Relevant Dartmoor National Park Special Qualities: • Enclosed farmland with small irregular pasture fields bounded by dry stone walls and hedgebanks.
The principle value of this area is the role it plays in the setting of Dartmoor National Park, and as part of the countryside setting of Ivybridge when viewed from the Park. Otherwise, the site does not appear to have any particular recreation, amenity or wildlife value, with no designations or public rights of way. A number of trees in the northern portion of the site are protected by TPO.
The site fields slope towards the settlement to the east, and are bound by strong hedgerows, banks and treelines which provide some visual containment of the area. The fields form a small part of the visible countryside context of Ivybridge when viewed from the National Park, with views available from Henlake Down and Western Beacon. The north western edge of the site is most prominent in these views, with the lower portions relating better to the existing built form. The field to the north beyond the identified site extends the settlement significantly in views from the Park, and is poorly related to the existing settlement edge. The land to the south of the site has planning consent for residential development, providing a clear context of built development.
Sensitivities: • Removal of boundary vegetation would result in a larger mass of built development, increasing its prominence in wider views • Development that is taller or more densely developed than the existing settlement edge would result in a harsh settlement edge, and worsen landscape and visual impacts.
Analysis: The land to the south of the site has planning consent, providing a recent built context for development here along with the existing settlement boundary. If an extension to this consented area were to be promoted for development, the north western edge should accommodate strategic landscaping to provide visual containment of the development in views from the National Park. Density, massing and materials (particularly roofing materials) should be carefully selected to avoid visual prominence in elevated views from the Park.
The LVIA originally submitted relates to the land to the south, a further LVIA has now been submitted that properly considers the application site
Detailed Design / Landscape Design
Boundary treatments are generally fine, but many plots retain stretches of close boarded fence in the public realm e.g. 23-25, 28-32 etc. This will reduce the internal amenity of the site, and should be updated to form walls matching the adjacent plot façade.
Roofing materials are particularly important here due to visual impact on National Park. We would prefer to see natural slate, and samples should definitely be submitted to ensure that any roofing materials are matte in finish and won’t form a reflective surface when viewed from above.
Façade materials are principally brick, which is not appropriate in South Hams. Whilst the adjacent recently developed site is noted, this is not considered to justify a wholesale change in building façade at this end of Ivybridge. I would also suggest that white render is overly prominent on the upper portions of the site. Through-coloured natural tones of render (stone, sand, some muted greens) with substantially less brick would be more appropriate here.
I can’t see any detailed landscape proposals, but there are no principle soft landscaping issues that cause concern. I would suggest that we condition full hard and soft landscape details, notwithstanding the illustrative landscaping shown on the site layout plans.
Conclusion
There are no principle issues with the development of this site given its proposed allocation status and the context of adjacent new built form. As originally submitted the layout and details principally in relation to the density and resulting retaining walls, would have presented such a harsh built mass of development, that the impacts on local amenity and wider views would be significantly harmed by the proposals. The amended layout is, loosened and level changes have been dealt with more sensitively.
Updated landscape comments following amendments:
The updated LVIA is noted, and I wouldn’t disagree significantly with its conclusions. As previously set out, the views of the site are principally from the immediate site area, with some wider views from the National Park. In relation to these wider views, the LVIA concludes:
Due to distance and intervening landform and vegetation there are only partial/glimpsed views of the site for walkers in the Dartmoor National Park at these points. Furthermore, the site from these viewpoint would be seen as a small element in a much wider panorama and in the context of the settlement edge of Ivybridge.
The inclusion of areas of public open space in the most visible upper parts of the site with associated structural tree planting will lessen the visual effects as seen from these viewpoints and help to integrate the development with the surrounding wooded areas at Stibb Lane. The layering effect of the on-site structural planting will also filter views of the built form in the long-term for these receptors.
This is a fair assessment. The report concludes overall that there would be some inevitable adverse effects at completion, but that the masterplanning process and existing and proposed green infrastructure network of structural planting has sought to minimise impacts on character and visual amenity. Again, this is considered to be a fair assessment of the affects, and aligns with the view taken when this site was proposed for allocation. The other amendments to the scheme since my earlier comments have been improvements, with the levels and extents of retaining walls reduced significantly; often replaced with planted banks and grassed slopes. The indicative landscaping shows large stretches of layered planting which will achieve the aims of filtering and breaking up the development in wider views whilst also improving internal site amenity.
Overall I would consider the changes to the scheme have overcome my previous objection. If you were minded to recommend approval of the scheme, please condition full hard and soft landscape details (notwithstanding the indicative details shown on the drawings to be approved), and a LEMP to secure long term management of the existing and proposed site landscaping. These details would be secured in the interests of landscape character and visual amenity, along with local amenity and the design quality of the site.
Other improvements to design details have been discussed such as building façade materials and boundary treatments, and I would support conditions securing amendments to these, again in the interests of character, local amenity and the design quality of the site.
This site is allocated for development in the JLP, its topography however creates challenges in design. Overall the layout is considered to be acceptable. The provision of a substantial area of POS, within and on the edges of the site, the retention of existing hedgerows and provision of landscape buffer planting to the east create opportunities for softening the visual impact of the development . Terraces of housing where they exist are short and there is space between dwellings, garden sizes are generally generous. Houses are set at varying distances and angles from the road adding interest and preventing the appearance of an overly linear development from distant views.
House design reflects the houses in Phase 1, they are typical of modern housing estates but include a variety of house types that adds interest to the street scene. Due the greater visibility of this site materials are more important on Phase 2. Phase 1 used predominantly red brick; whilst red brick does form part of the vernacular of Ivybridge painted render is still more typical within the town. The materials plan currently still indicate red brick as the dominant material, officers have advised the applicant that coloured render needs to be the dominant material, it is proposed that this can be controlled through a planning condition.
Parking was a concern to Members when considering the Phase 1 scheme. Phase 1 was amended to include very little tandem parking, the consequence of this is that many street frontages are dominated by rows of side by side parking in front of dwellings with very little space for front gardens or planting. This scheme includes a minimum a 2 spaces per dwelling and some on street visitor parking bays, but a lot of the parking is tandem parking. Tandem parking can often result in only one space being used (for convenience) and a second car parked on the road. The main roads in this development are 5.5m wide (often they are only 4.8m); where a road is 5.5m there is less inclination to park on the pavement. On-street parking can provide traffic calming and provided parking is not on the pavements is not necessarily a problem. The provision of tandem parking has allowed for small front gardens in many plots which will provide a softer and more visually pleasing environment.
On balance the design and landscape impacts are acceptable.
Biodiversity
Onsite Biodiversity
The submission is supported by an Ecological Impact Assessment (Green Ecology, June 2018) which incorporates findings of a desk study, Extended Phase 1 Habitat Survey, reptile survey, bat activity surveys and dormouse survey which were undertaken in 2017.
The EcIA notes key site characteristics and survey findings which are summarised below: - The site comprises semi-improved neutral grassland fields bound by mature species-rich hedgerows, the western of which is considered ‘Important’ under the Hedgerow Regulations 1997. - ‘Green lanes’ formed by double hedgerows are present along the northern and western boundaries. - The Site supported breeding birds, badger and a range of commuting/ foraging bats including greater and lesser horseshoe bats and barbastelle (light-sensitive bat species). - Slow worm were recorded offsite to the north of the Site, as well as a possible (unconfirmed) dormouse nest.
Actual and potential impacts of the development include: - Loss of the majority of the grassland habitat although the scheme - Loss of 40m of species-rich hedgerow to accommodate new roads - Loss of a intermittently used subsidiary badger sett - Potential for lighting impacts on bat activity
Proposed avoidance, mitigation and compensation measures include: - Provision of c.1 ha Public Open Space, to be managed to create a species-rich sward. - Creation of 350m of new hedgerows to be planted (including 100m< of native species-rich hedgerow. - A Construction Environmental Management Plan (CEMP - which would include timings and working methodologies to avoid/minimise impacts during construction). - Badger sett monitoring and closure (under licence if still active). - Avoidance of illumination of key bat corridors (<0.5lux) and outside ownership of individual properties; - A Landscape and Ecology Management Plan (LEMP) to ensure long-term positive management of retained and created habitats.
It is considered that the EcIA demonstrates that the development has sought to avoid and mitigate impacts, and has the potential to deliver ‘biodiversity gain,’ and the proposal accords with relevant policies concerning the conservation of biodiversity (NPPF, 2018), proposed JLP Policy DEV28 and South Hams Core Strategy Policy CS10.
Offsite Biodiversity
The site falls within the Zone of Influence for new residents have a recreational impact on the Tamar European Marine Site (comprising the Plymouth Sound and Estuaries SAC and Tamar Estuaries Complex SPA). This Zone of Influence has recently been updated as part of the evidence base gathering and Duty to Cooperate relating to the Joint Local Plan, namely the study completed to consider recreational pressure of residents from new development upon the Tamar European Marine Site ( EMS Recreation Study Document 04. Survey of recreational use within the Plymouth Sound and Estuaries European Marine Site: Scoping report and survey results, MBA, March 2017).
The Study clarified and confirmed a 12.3km ZOI around the Tamar EMS. The proposed development site within this ZOI for the Tamar EMS, and accordingly the recreational pressure of new residents associated with the development will require mitigating to ensure they do not have a significant effect on the Tamar EMS (put another way, without mitigation the new residents in combination with other development could have a likely significant effect on the Tamar EMS).
This is considered in more detail in the Habitats Regulations Assessment of the Joint Local Plan (July 2017) which notes that: ‘In order to address the impacts arising from the increased recreational pressure, a single mitigation strategy will be agreed with Plymouth City Council, South Hams District Council and West Devon Borough Council and also with Cornwall Council and a mechanism for securing the funding through planning obligations will be set out and agreed in a Supplementary Planning Document (SPD). Using evidence from the Plymouth Sound and Tamar Estuaries Recreation Study (Marine Biological Association, 2017), a single mitigation strategy will identify the interventions required and the SPD will then set out the charge that will be applied to all new dwellings and tourist developments within a ‘Zone of Charging’ as set out in Policy SPT13 ‘European Protected Sites – mitigation of recreational impacts from development’.
The Strategic Access Management and Monitoring Strategy (SAMMS) list is currently being finalised, with a view to being agreed through Duty to Cooperate and Natural England (and will ultimately inform the JLP SPD) – this being a costed list of management actions that are required to mitigate impacts of new residents, and towards which commuted sums from development are required to contribute towards delivering.
Until the time that the SAMMS list has been formalised, the existing per dwelling figures are being used from the Plymouth Travel To Work Area, as have previously been used by Cornwall Council, Plymouth City Council and SHDC and as are reflected in the proposed condition.
A HRA Screening and Appropriate Assessment has been prepared and is available to view on the Council’s website, this includes the full condition and associated informative.
Subject to conditions and Section 106 Obligations to secure the measures mentioned above impacts on biodiversity are acceptable
Open Space Sport and Recreation
Open Space and Play
The development layout includes an area of public open space (incorporating a play area) in the southwest of the site. In addition there is a central public open space above surface water attenuation tanks and narrow strips of public open space along the western and northern boundaries. The layout also shows the provision of a linkage to the existing green lane (Stibb Lane) to the west of the site. This link is welcomed to provide residents with access to the wider countryside as well as access to Gipsy Lane further south. It is understood that Devon County Council Highways are discussing the potential to secure street lighting and surface improvements of Gipsy Lane via a section 278 legal agreement as well as potential drainage improvements to Stibb Lane via a section 38 or section 278 legal agreement and this is supported.
With regard to play both an on-site LAP and LEAP would be required. Note that a LAP normally requires a minimum activity zone of 100m 2 with a 5m buffer between the activity zone and the boundary of the nearest dwelling. A LEAP normally requires a minimum activity zone of 400m 2 with a 10m buffer between the activity zone and boundary of nearest dwelling and 20m buffer between the activity zone and the nearest habitable room façade.
One single location for equipped play, catering for a variety of different age groups (from toddlers up to the age of 12) would be preferred. This could either all be fenced or include a fenced area for toddlers/young children and adjacent unfenced provision for older children. It is recommended that Ivybridge Town Council are consulted in respect of the proposed play equipment and that consideration is given to the types of play provision at the nearest other play areas (Woodlands Park and Worthele Close) with the aim of complementing provision.
No detailed specification of the public open space, including details of the proposed play equipment, has been provided with the planning application and this would need to be secured by pre- commencement planning condition. The s106 agreement will need to secure public access and on- going management of the public open space, including play area, in perpetuity. It should be noted that Ivybridge Town Council have experience of managing public open space and play areas within the town and have expressed an interest in taking on the management of such areas within new development sites and the s106 agreement should allow for this.
Sports and Recreation
The development is unable to incorporate sports and recreation provision as required by policy on site. However it is highly likely that the new residents would use the existing sports and recreation facilities in Ivybridge.
The South Hams Playing Pitch Strategy, and annual updates, identifies the following key priorities in Ivybridge: • Need for purchase of additional land for pitches to meet current shortfall; • Need for a Clubhouse Extension and pitch improvements for Ivybridge Football Club at Erme Valley Playing Fields; • Need for improvements to and extension of changing facilities for Ivybridge Rugby Club; and • Need for upgrade of All Weather Pitch with Community Use Agreement at Ivybridge College.
New residents would add pressure to the above facilities, which have already been identified as in need of improvement, and the pressure would require mitigating to assist with making the facilities sustainable.
A financial contribution would thus be required in accordance with the SHDC OSSR SPD (2006) to improve the local sports and recreation facilities. Based on the Accommodation Schedule shown on Drawing 1653/101 and applying Tables 3 and 6 of the SHDC OSSR SPD (2006) a sum of £187,127.50 should be secured.
The contribution being sought is one required by policy to make the development sustainable and to mitigate the impact of the development (meeting the tests in the CIL Regs).
Drainage
The site is within a Critical Drainage Area.
Concern has been raised by local residents about existing localised flooding problems within the vicinity of the site. DCC Lead Local Flood Authority have been made aware of the concerns raised and have reviewed the drainage proposals submitted
The application has been assessed by DCC as Lead Flood Authority who have commented that the applicant has provided an acceptable sustainable drainage strategy which encompasses an above ground feature in line with Devon County Council SuDS Guidance(2017). The above ground feature should be designed in line with the Ciria SuDS Manual C753 to provide biodiversity, water quality and amenity benefits in addition to attenuation. The submitted plans ref 173205-PDL-001 K and 173205_Sws_NT1_V5 and modelling indicates the pond will be used for attenuation purposes in conjunction with tanks to provide the total volume of storage required.
The applicant has proposed a filter strip/ditch at the eastern site boundary to intercept exceedance flows and confirmed that any exceedance flows infiltrating into the soil will not re-emerge either on the site itself or down gradient of the site
Environmental dimension balance
The environmental benefits identified are either marginal or essentially mitigation as in the case of any landscape/ecological measures to be applied to the development. Moreover, those ‘benefits’ have to be set against the loss of an area of open countryside, leading to a change in the local environment and landscape and loss of agricultural/pasture land. That impact has been carefully considered and, it is offset by the location of the site outside a designated landscape area, and the lack of evidenced harm to the environment. Whilst the site is within a pleasant piece of countryside the site itself is neither so special nor the impact of the development so substantial, that its loss to development would represent significant material harm to the identified areas of potential concern.
Other Matters
Highways/Access:
POLICY INP7 of the Ivybridge Neighbourhood Plan states that:
Development proposals for Ivybridge should be supported by a Traffic Impact Assessment or Transport Statement relevant to the scale of the proposal. For major development this should include:
• details of the impact of the proposal upon the highway network within the plan area; and • an air quality assessment and where necessary appropriate mitigation measures. • Proposals, where possible to include and/or improve cycling and walking opportunities throughout the town, especially along the river corridor and in Western Road, including provision of cycle racks.
This application has been assessed by the Highway Authority who have commented as follows:
The site is shown to be included in the Joint Local Plan as an allocation site within the South Hams area. The Highway Authority notes the contents of the Transport Assessment for the site and notes approval by the Planning Authority will mean traffic from the site will cause the roundabout Western Road/Cornwood Road/Woodland Road, A38 roundabout to operate at peak times over the recommended 0.95 Ratio of Flow over Capacity maximum capacity thresholds. The table on Pg. 25 of the submitted Transport Assessment shows the likely vehicle queue lengths for each arm of the roundabout. Highways England should be consulted by the Planning Authority to ensure they are content with the queue lengths on the A38 off slip into Ivybridge. The longest likely queue will be on Cornwood Road predicted in 2027 once all the committed development has been built. The queue is shown to be 23 vehicles long. Whilst this queue will mean further delay for existing residents and no doubt cause additional inconvenience, the National Planning Policy Framework recommends Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. The Highway Authority in comparing these queues to other parts of the County such as Exeter concludes refusal on these grounds would be difficult to defend at appeal.
It is noted the current intension for the internal estate roads is that they are to remain private but built to an adoptable standard.
This application does not include an air quality assessment as required by Neighbourhood Plan Policy INP7. The Highway Authority have nevertheless requested a sum of £150,000 towards an Air Quality Improvement Scheme and or walking or cycling improvements to western side of town centre. This mitigation is considered to adequately address the issue of air quality.
The application site includes a pedestrian link to Stibbs Lane and onto Gypsy Lane to the north. It is acknowledged that these routes are not properly paved nor lit so cannot be relied upon for general access to the town, nevertheless they provide recreational opportunities for residents and do provide alternative pedestrian or cycle routes for those who chose to use them.
Highway impacts are considered to be acceptable
Planning Balance
The proposed development represents sustainable development. In the absence of a 5 year housing land supply that can be relied upon there is a tilted balance in favour of approving sustainable development unless the adverse impacts of do so outweigh the benefits. In this case there are no significant adverse impacts arising from this proposed development and it is recommended that planning permission be granted
This application has been considered in accordance with Section 38 of the Planning & Compulsory Purchase Act 2004
Planning Policy
Section 70 of the 1990 Town and Country Planning Act requires that regard be had to the development plan, any local finance and any other material considerations. Section 38(6) of the 2004 Planning and Compensation Act requires that applications are to be determined in accordance with the development plan unless material considerations indicate otherwise.
The relevant development plan policies are set out below:
South Hams LDF Core Strategy CS1 Location of Development CS7 Design CS9 Landscape and Historic Environment CS10 Nature Conservation CS11 Climate Change
Development Policies DPD DP1 High Quality Design DP2 Landscape Character DP3 Residential Amenity DP4 Sustainable Construction DP5 Conservation and Wildlife DP6 Historic Environment DP7 Transport, Access & Parking DP15 Development in the Countryside
South Hams Local Plan SHDC 1 Development Boundaries IP 5 Community facilities in Ivybridge IP 6 Environment in Ivybridge
Emerging Joint Local Plan
The Plymouth and South West Devon Joint Local Plan (the JLP) will replace the above as the statutory development plan once it is formally adopted.
Annex 1 of the National Planning Policy Framework (the Framework) provides guidance on determining the weight in relation to existing and emerging development plan policies.
• For current development plan documents, due weight should be given to relevant policies according to their degree of consistency with the Framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given). • For the JLP, which is an emerging development plan, the weight is to be determined by the stage of its preparation, the extent to which there are unresolved objections, and its degree of consistency with the Framework.
The JLP is at a relatively advanced stage of preparation. The precise weight to be given to policies within the JLP will need to be determined on a case by case basis, having regard to all of the material considerations as set out on the analysis above.
PLYMOUTH AND SOUTH WEST DEVON JOINT LOCAL PLAN -: PUBLICATION (as considered by the Full Councils end Feb/Early March 2017) SPT1 Delivering sustainable development SPT2 Sustainable linked neighbourhoods and sustainable rural communities SPT3 Provision for new homes SPT13 European Protected Sites – mitigation of recreational impacts from development TTV1 Prioritising growth through a hierarchy of sustainable settlements TTV2 Delivering sustainable development in the Thriving Towns and Villages Policy Area TTV3 Strategic infrastructure measures for the Main Towns TTV7 Spatial priorities for development in Ivybridge TTV10 Land at Stibb Lane TTV31 Development in the Countryside DEV1 Protecting amenity and the environment DEV2 Air, water, soil, noise and land DEV3 Sport and recreation DEV4 Playing pitches DEV8 Meeting local housing need in the Thriving Towns and Villages Policy Area DEV9 Accessible housing DEV10 Delivering high quality housing DEV20 Place shaping and the quality of the built environment DEV24 Landscape character DEV27 Nationally protected landscapes DEV28 Protecting and enhancing biodiversity and geological conservation DEV29 Green and play spaces (including Strategic Green Spaces, Local Green Spaces and undesignated green spaces) DEV30 Trees, woodlands and hedgerows DEV31 Specific provisions relating to transport DEV32 Meeting the community infrastructure needs of new homes DEV33 Waste management DEV37 Managing flood risk and Water Quality Impacts
Neighbourhood Plan
POLICY INP6: Housing and Employment POLICY INP7: Highways and access
Considerations under Human Rights Act 1998 and Equalities Act 2010 The provisions of the Human Rights Act 1998 and Equalities Act 2010 have been taken into account in reaching the recommendation contained in this report.
Proposed Conditions in full
1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.
Reason: To comply with Section 91 of the Town and Country Planning Act, 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. The development hereby approved shall in all respects accord strictly with drawing number(s) ...... received by the Local Planning Authority on ......
Reason: To ensure that the proposed development is carried out in accordance with the drawings forming part of the application to which this approval relates.
3. Prior to commencement of any part of the site the Planning Authority shall have received and approved a Construction Environmental Management Plan (CEMP) including:
(a) the timetable of the works;
(b) daily hours of construction;
(c) any road closure;
(d) hours during which delivery and construction traffic will travel to and from the site, with such vehicular movements being restricted to between 8:00am and 6pm Mondays to Fridays inc.; 9.00am to 1.00pm Saturdays, and no such vehicular movements taking place on Sundays and Bank/Public Holidays unless agreed by the planning Authority in advance;
(e) the number and sizes of vehicles visiting the site in connection with the development and the frequency of their visits;
(f) the compound/location where all building materials, finished or unfinished products, parts, crates, packing materials and waste will be stored during the demolition and construction phases;
(g) areas on-site where delivery vehicles and construction traffic will load or unload building materials, finished or unfinished products, parts, crates, packing materials and waste with confirmation that no construction traffic or delivery vehicles will park on the County highway for loading or unloading purposes, unless prior written agreement has been given by the Local Planning Authority;
(h) hours during which no construction traffic will be present at the site;
(i)the means of enclosure of the site during construction works; and (j) details of proposals to promote car sharing amongst construction staff in order to limit construction staff vehicles parking off-site (k) details of wheel washing facilities and obligations
(l) The proposed route of all construction traffic exceeding 7.5 tonnes. (m) Details of the amount and location of construction worker parking. (n) Photographic evidence of the condition of adjacent public highway prior to commencement of any work;
(o) Details of noise impacts and controls,
(p) Dust impact assessment and proposed control in accordance with the Institute of Air Quality Management guidance for dust assessment from construction sites.
(q) Timing and working methodologies to avoid/minimise impact on biodiversity during construction.
Reason: In the interests of the safety and convenience of users of the highway, in the interests of residential amenity and in the interests of biodiversity
4. Prior to the commencement of development a Landscape Ecological Management Plan (LEMP) have been submitted to and approved in writing by the Local Planning Authority. The LEMP shall include:
• Fully annotated planting plans showing locations of individually planted trees, shrubs, hedges and areas of grass, including details of boundary treatment and soft landscaping to the Site, vegetation screening and fencing;
• A Method Statement of hedgerow clearance and replacement
• Details of the infiltration basin and landscaping to be designed to maximise biodiversity;
• Details of the design and location of any bird boxes and bat tubes/boxes
• Details of the phasing of landscaping works across the development site; and
• Details of management and maintenance responsibilities for the landscaped areas including monitoring of protected species
• Details of lighting to be used on site within the construction and operational phases of development to minimise impacts on protected species
The approved LEMP shall be strictly adhered to during the construction and operational phases of the development hereby permitted, unless variation is approved in writing by the Local Planning Authority.
Reason: In the interests of biodiversity.
This needs to be a prior commencement condition to ensure proper measures to protect biodiversity are put in place before any work is done on site
5. Prior to occupation of any dwelling hereby approved a travel plan shall be submitted and approved in writing by the Local Planning Authority. The travel plan shall be implemented in accordance with the agreed details
Reason - To help mitigate traffic impact on the public highway.
6. The proposed estate road, cycleways, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, road maintenance/vehicle overhang margins, embankments, visibility splays, accesses, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins, For this purpose, plans and sections indicating, as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority. REASON: To ensure that adequate information is available for the proper consideration of the detailed proposals in the interests of highway safety and convenience.
7. Prior to the commencement of development details of the phasing of the construction of the development shall be submitted to and approved in writing by the Local Planning Authority. Development shall take place in accordance with the agreed phasing scheme.
Reason: To ensure construction takes place with minimum disruption and disturbance to existing and new residents and to ensure adequate delivery of roads, parking, public footpaths and public open space with each phase of development.
This needs to be a pre-commencement condition as it establishes the parameters for the delivery of the development from the outset of development.
8. The roads within each phase of development, identified in condition xx above shall be constructed and made available for use prior to the occupation of any houses within the corresponding phase of development.
Reason: In the interests of convenience, highway safety and amenity.
9. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an investigation and risk assessment and, where necessary, a remediation strategy and verification plan detailing how this unsuspected contamination shall be dealt with.
Following completion of measures identified in the approved remediation strategy and verification plan and prior to occupation of any part of the permitted development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority.
Reason: No site investigation can completely characterise a site. This condition is required to ensure that any unexpected contamination that is uncovered during remediation or other site works is dealt with appropriately.
10. Prior to the occupation of the first dwelling a scheme to secure mitigation of the additional recreational pressures to the Tamar European Marine Site, together with an appropriate mechanism to secure delivery of the mitigation shall be submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be implemented in accordance with a timetable to be agreed as part of the scheme.
Reason: The development lies in a zone of influence of the Tamar European Marine Site (comprising the Plymouth Sound and Estuaries SAC and Tamar Estuaries Complex SPA) where it is considered there would be a likely significant effect from this development, when taken in combination with other plans and projects, upon these European designated sites. To ensure that the proposal may proceed as sustainable development, there is a duty upon the Local Planning Authority to provide sufficient mitigation for any recreational impacts which might arise upon the European designated site. In coming to this decision, the Council has had regard to Regulation 63 of the Conservation of Habitats and Species Regulations 2017 and the requirements of SHDC adopted policies CS10 and DP5 and policies SPT11, SPT13 and DEV28 of the proposed JLP.
11. Prior to occupation of the first dwelling, if exterior lighting is to be provided, a detailed outdoor lighting scheme shall be submitted to and approved in writing by the local planning authority. Such a scheme shall specify the method of lighting (if any) (including details of the type of lights, orientation/angle of the luminaries, the spacing and height of lighting columns/fixings), the extent/levels of illumination over the site and on adjacent land through the submission of a isolux contour plan and measures to be taken to contain light within the curtilage of the site. The scheme shall be implemented in accordance with approved details and shall thereafter be maintained as such.
Reason: In the interests of visual amenity; to protect existing and future residential amenity; and in the interests of biodiversity.
12. Prior to the first planting season following commencement of the development hard and soft landscaping details which shall include detailed landscape designs and specifications for the site shall be submitted to and approved in writing by the Local Planning Authority. The landscape designs and specifications shall include the following:
(a) Full details of planting plans and written specifications, including cultivation proposals for maintenance and management associated with plant and grass establishment, details of the mix, size, distribution, density and levels of all trees/hedges/shrubs to be planted and the proposed time of planting. The planting plan shall use botanic names to avoid misinterpretation. The plans should include a full schedule of plants;
(b) 1:200 plans (or at a scale otherwise agreed) with cross-sections of public open psace areas, mounding, ponds, ditches and swales and proposed treatment of the edges and perimeters of the site;
(c) The landscape treatment of roads through the development;
(d) A specification for the establishment of trees within hard landscaped areas including details of space standards;
(e) Details of changes of level across the site to be carried out.
(f) Details of ground preparation prior to importation of topsoil, including decompaction of material and removal of any debris including plastic, wood, rock and stone greater in size than 50mm in any dimension;
(g) Arrangements for stripping, storage and re-use of top soil;
(h) Arrangements for importation of top soil, including volume, source, quality, depth and areas to be treated;
(i) Details of earthworks associated with the development, including volumes of cut and fill and arrangements for disposal of any excess excavated material or importation of material;
(j) Details, including design and materials, of ancillary structures such as bin stores and signage;
(k) Details of hard landscape materials including samples if requested by the local planning authority;
(l) Details of the location, layout and equipment to be provided in the play area(s)
(l) A timetable for the implementation of all hard and soft landscape treatment
All hardsurfacing, planting, seeding or turfing comprised in the approved details of landscaping, shall be carried out in accordance with the approved timetable for implementation. Any trees or plants which, within a period of 5 years from the completion of any phase of the development, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species as those originally planted, unless the local planning authority gives written consent to any variation. Reason: In the interests of visual and residential amenity
13. Prior to the commencement of development details showing how the existing hedges and/or trees will be protected throughout the course of the development shall be submitted to and approved in writing by the local planning authority. The details shall include a tree and hedge protection plan, in accordance with BS:5837:2010, which shall include the precise location and design details for the erection of protective barriers and any other physical protection measures and a method statement in relation to construction operations in accordance with paragraph 7.2 of the British Standard. Development of each phase shall be carried out in accordance with the approved tree and hedge protection plan.
Reason: In the interests of visual and residential amenity. This needs to be a pre-commencement condition to ensure the protection of the trees/hedges before any activity commences on site.
14. Notwithstanding any details indicated within the application, prior to their installation full details, including samples, of the materials to be used in the external elevations of all dwellings and other buildings including roofs, and details of doors, windows and rainwater goods, shall be submitted to and approved in writing by the Local Planning Authority. Development shall take place in accordance with the approved details.
Reason: In the interests of visual amenity
15. Notwithstanding any details already indicated within the approved drawings, prior to their installation/construction full details of all boundary treatments and retaining walls/structures, including siting and height and details of garden gates and their locking mechanisms, shall be submitted to and approved in writing by the Local Planning Authority. Development shall take place in accordance with the approved details and shall be maintained and retained in perpetuity.
Reason: In the interests of visual and residential amenity and in the interests of crime prevention
16. No part of the development hereby permitted shall be commenced until the detailed design of the proposed permanent surface water drainage management system has been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority. The design of this permanent surface water drainage management system will be in accordance with the principles of sustainable drainage systems, and those set out in the Phase 2 Cornwood Road, Ivybridge, Preliminary Surface Water Drainage 173205-PDL-001 K and Phase 2 Cornwood Road, Ivybridge, FRA and Drainage Strategy August 2017. The detailed design of the pond should be included within any Discharge of Condition application. The pond design should be compliant with the design criteria in Ciria SuDS Manual C753 (2015).
Reason: To ensure that surface water runoff from the development is managed in accordance with the principles of sustainable drainage systems. Reason for being a pre-commencement condition: A detailed permanent surface water drainage management plan is required prior to commencement of any works to demonstrate that the plan fits within the site layout, manages surface water safely and does not increase flood risk downstream.
Advice: Refer to Devon County Council’s Sustainable Drainage Guidance.
17. No part of the development hereby permitted shall be commenced until the detailed design of the proposed surface water drainage management system which will serve the development site for the full period of its construction has been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority. This temporary surface water drainage management system must satisfactorily address both the rates and volumes, and quality, of the surface water runoff from the construction site. Reason: To ensure that surface water runoff from the construction site is appropriately managed so as to not increase the flood risk, or pose water quality issues, to the surrounding area.
Reason for being a pre-commencement condition: A plan needs to be demonstrated prior to the commencement of any works to ensure that surface water can be managed suitably without increasing flood risk downstream, negatively affecting water quality downstream or negatively impacting on surrounding areas and infrastructure. Advice: Refer to Devon County Council’s Sustainable Drainage Guidance.
18. Development hereby permitted shall not continue above slab level of any dwelling until the full details of the adoption and maintenance arrangements for the proposed permanent surface water drainage management system have been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority.
Reason: To ensure that the development’s permanent surface water drainage management systems will remain fully operational throughout the lifetime of the development.
19. No dwelling hereby approved shall be brought into its intended use until the parking facilities, including parking and electrical charging facilities and turning area serving that dwelling have been provided in accordance with the approved plans. The approved parking and turning areas shall be maintained and retained for that purpose at all times.
Reason: To ensure that adequate facilities are available for the traffic attracted to the site and in the interests of the safety and convenience of users of the highway.
20. Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting this Order) no development of the types described in Classes B, C and F (hardstandings and roof extensions/alterations) of Schedule 2 of Part 1 or within Class A of Part 2 of Schedule 2 (gates, fences , walls) of the Order shall be undertaken without the express consent in writing of the Local Planning Authority.
Reason: To enable the Local Planning Authority to exercise control over development which could materially harm the character and visual amenities of the development within the locality and to safeguard residential amenity; and to safeguard parking and circulation areas.
21. Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting this Order) no development of the types described in Classes A and E (extensions and outbuildings) of Part 1 of Schedule 2 of the Order shall be undertaken without the express consent in writing of the Local Planning Authority with regard to plot numbers 23 to 42 inclusive.
Reason: To enable the Local Planning Authority to exercise control over development which could materially harm the character and visual amenities of the development within the locality and to safeguard residential amenity; and to safeguard parking and circulation areas.
22. Prior to development continuing above slab level the applicant shall submit for approval, full details of proposed electric vehicle charging points to be provided, these details shall include the location, number and power rating of the charging points. This shall accord with good practice guidance on mitigating air quality impacts from developments produced by the Institute of Air Quality Management.
Reason: In the interests of air quality
INFORMATIVES
1. This authority has a pro-active approach to the delivery of development. Early pre-application engagement is always encouraged. In accordance with Article 35(2) of the Town and Country Planning Development Management Procedure (England) Order 2015 (as amended) in determining this application, the Local Planning Authority has endeavoured to work proactively and positively with the applicant, in line with National Planning Policy Framework, to ensure that all relevant planning considerations have been appropriately addressed.
2. The responsibility for ensuring compliance with the terms of the approval rests with the person(s) responsible for carrying out the development. The Local Planning Authority uses various means to monitor implementation to ensure that the scheme is built or carried out in strict accordance with the terms of the permission. Failure to adhere to the approved details can render the development unauthorised and vulnerable to enforcement action.
3. If your decision requires the discharge of conditions then you must submit an application for each request to discharge these conditions. The current fee chargeable by the Local Planning Authority is £116 per request. Application forms are available on the Council's website.
4. Condition 19 can be satisfactorily addressed by means of a contribution towards improved management within the Tamar European Marine Site (informed by the SAMMS list) calculated in accordance with the following table.
The Applicant should contact the Council's Development Management team to arrange payment of the contribution. Dwelling size Contribution per dwelling
1 bedroom £17.16 1 bedroom flat £23.99 2 bedroom house £31.60 3 bedrooms £33.93 4 bedroom house £36.76 5 bedroom £40.38