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19/00407/FUL SAD Site 119 Saredon Road Cheslyn Hay Residential

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19/00407/FUL SAD Site 119 Saredon Road Cheslyn Hay Residential PLANNING COMMITTEE – 17th March 2020 Requests to Speak: Application Address Proposal Speaker no 19/00407/FUL SAD Site 119 Saredon Residential Development Andy Williams, Road Cheslyn Hay (60 dwellings) and public agent (for) open space, with associated 5 mins highways and drainage infrastructure, landscaping and other accommodation works and construction of a car park. 18/00789/COU Land At Junction Of Change of use of land to Maurice Cotton, Bursnips Road And provide 2 no. additional agent (for) 3 mins Hobnock Road pitches adjacent to existing Essington gypsy & traveller site South Staffordshire Additional comments received 19/00407/FUL SAD site 119, Saredon Road, Cheslyn Hay Section 4. Consultation Responses – amendments For clarity the comments from the County Flood Risk Officer and County Planning Team (Minerals and Waste) should have been presented in the following format: County Flood Risk Officer ( comments received 27/02/2020) Essentially the points I raised previously do not appear to have been adequately addressed in the latest revision. Specifically: Flood Risk Assessment: The FRA identifies that the surface water flood map shows part of the site as being at a medium risk of flooding from the western boundary to the northern boundary, and states that development levels will be designed to direct any overland flows to hardstanding areas which will be positively drained. As per my previous response, the FRA should include specific measures to mitigate this risk including detailed levels and contours to show that exceedance flows from Saredon Road during intense rainfall will be routed safely towards the watercourse. Drainage Strategy: The proposed discharge rate for surface water runoff has increased, despite the reduction in impermeable area for the revised layout. The discharge rate should be based on the QBAR rate applied to the proposed impermeable area rather than the whole site area. Calculations (eg Microdrainage) should be provided to demonstrate the proposed system will meet the required standards. This should include network design table, storage structures, flow controls, and results for critical storm durations for each return period. County Planning Team (Minerals and Waste) (received 18.12.2020) The comments below were received following amended documents/plans and re- consultation. These comments replace any earlier representations made. Having regard to the policies, guidance and observations referred to above, and in my colleague’s previous letter, it is reasonable to conclude that the proposed development would not constrain future operations at the adjoining quarry. Therefore, in accordance with the powers contained in the ‘Scheme of Delegation to Officers’, this letter confirms that Staffordshire County Council, acting as the Mineral and Waste Planning Authority, has no objection to the planning application for residential development (92 dwellings) and public open space, with associated highways and drainage infrastructure, landscaping and other accommodation works and construction of two car parks, at SAD Site 119, Saredon Road, Cheslyn Hay, for the reasons described above. Finally, I wish to take this opportunity to remind you of the policy requirement (as detailed in Policy 1.2 of the Staffordshire and Stoke- on-Trent Joint Waste Local Plan, and as supported by paragraph 8 of the National Planning Policy for Waste) to make better use of waste associated with non-waste related development. In accordance with Policy 1.2, all ‘major development’ proposals (as defined in the Town and Country Planning (Development Management Procedure) (England) Order 2015, or any subsequent changes/revisions) should: i. Use / Address waste as a resource; ii. Minimise waste as far as possible; iii. Demonstrate the use of sustainable design and construction techniques, i.e.: resource-efficiency in terms of sourcing of materials, construction methods, and demolition; iv. Enable the building to be easily decommissioned or reused for a new purpose; and enable the future recycling of the building fabric to be used for its constituent material; Page 3 of 3 v. Maximise on-site management of construction, demolition and excavation waste arising during construction; vi. Make provision for waste collection to facilitate, where practicable, separated waste collection systems; and, vii. Be supported by a site waste management / waste audit if the development is likely to generate significant volumes of waste * * updated to take account of Planning Practice Guidance – Waste – Determining planning applications - paragraph 049 - Should significant developments include a waste audit? I trust that Staffordshire County Council’s observations will be taken into account in reaching a decision on the application. Planning Officer comment: The agent has cleared demonstrated in writing that they will work in line with the above guidelines. Both the Environmental Health Team and Environment Agency have confirmed no objections to the application; therefore, I am satisfied there would be no unacceptable risk from pollution to any occupants of the proposed development or constraining/delaying of future quarry operations. I am therefore satisfied the scheme complies with Local and National planning policy (as stated in paragraph 5.8.2 or the committee report). Additional comments received County Flood Risk Officer (comments received 17/03/2020): No objection subject to 2 conditions. Advice to LPA Following our previous response, the Flood Risk Assessment and Drainage Strategy have been revised to address the concerns raised. The Flood Risk Assessment (Patrick Parsons Ref: B20046, Rev 7, 13/03/20), Drainage Strategy (Patrick Parsons Ref: B20046, Rev C, 13/03/20), and supporting drawings listed below have been updated to take account of the surface water flow route, and to reduce the proposed rate of discharge from the site to 9.4l/s. Supporting Drawings: • B20046-200_P3 External Levels • B20046-205_P9 Drainage Strategy • B20046-222_P3 Area Contribution Plan • B20046-905_P5 Flood Exceedance Flow Routes The Drainage Strategy (Patrick Parsons Ref: B20046, Rev C, 13/03/20) demonstrates that an acceptable Drainage Design can be achieved within the proposed development. An online attenuation basin and filter drains for private parking spaces will provide adequate water quality treatment as well as meeting discharge rate and flood risk criteria specified in the Technical Standards for SuDS. The proposed site levels will direct surface water away from the proposed dwellings whilst maintaining an exceedance flow route from Saredon Road and towards the existing ditch, so that the development will not increase flood risk. It is proposed that non-adoptable SuDS features will be maintained by private management company. This should include the exceedance swale and further details of the arrangements should be provided prior to commencement as recommended below. The Flood Risk Assessment concludes that the proposed development will have a low to very low risk of flooding from surface water, sewers and groundwater. We would recommend that the proposed mitigation measures are secured by condition as set out below, and also that the final detailed drainage design and maintenance arrangements should be submitted for approval prior to commencement of development. Conditions: Please see below Further comments have been received from Cheslyn Hay Parish Council. The points raised are much the same as the original albeit those below: Cheslyn Hay Parish Council: Cheslyn Hay Parish Council discussed this application at a Full Council meeting on the 19th February 2020 and have raised the following objections: - Excessive number of dwellings The original site allocation documents quoted a minimum dwelling delivery of 63, Cheslyn Hay Parish Council believe that even with the new number of 60 dwellings, this added to the other developments near our boundary, will be excessive for Cheslyn Hay. Traffic/car parking Issues The proposed carpark would be used by existing school and leisure centre visitors but would not have enough spaces to accommodate the volume of cars that use Saredon Road during the school drop off and pick up times. Unauthorised Sawmill operating on Saredon Road adjacent to SAD site 119 Cheslyn Hay Parish Council are unclear why the unauthorised sawmill have been allocated ‘rights of access’ by the Developer. Section 106 Agreement Cheslyn Hay Parish Council would prefer Section 106 funds to benefit the residents of Cheslyn Hay and not be allocated to the Cannock Chase Special Area of Conservation. Suds Basin Cheslyn Hay Parish Council have concerns regarding the safety of the Suds Basin as the development will be attracting families with young children. Cheslyn Hay Parish Council would prefer a type of grid system or at least a safety rail installed around this site. Housing Mix Cheslyn Hay Parish Council support the housing mix as large detached houses are not required in Cheslyn Hay. The addition of 12 social rent and 12 shared ownership dwellings are also welcome together with the dwellings for the over 55’s. Cheslyn Hay Parish Council also welcome Housing Plus allocating dwellings to Cheslyn Hay residents or buyers who have connections to Cheslyn Hay as a priority in the first instance. Planning Officer comments: Traffic/Car parking issues The Local Plan requires a 30 space car park and that is what the proposal will deliver, for the specific use of the Leisure Centre. Section 106 The Cannock Chase Special Area of Conservation (SAC) is a Local Plan
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