Application 3/16/1291/OUT Committee No. Location: Land North and South of Edmondsham Road Verwood Proposal: All matters reserved except access, for 230 dwellings (inc. affordable housing) Public open space and SANG with associated access and landscaping Case Officer: Robert Brigden Last Comment 5 October 2016 Statutory Expiry Date: 19 October 2016 Date:

RECOMMENDATION

That planning permission is granted subject to the completion of a Section 106 legal agreement and the planning conditions listed at the end of this report.

LEGAL AGREEMENT

The following are Heads of Terms for a legal agreement, which should be completed prior to a planning consent being issued. Triggers and instalments in relation to the proposed financial contributions are to be agreed as part of the detailed negotiation of the legal agreement. It is recommended that authority to progress and complete the legal agreement be delegated to officers.

▪ Strategic Access Management and Monitoring (SAMM) Payment (heathland management): A sum of £57,750 to be paid by the applicant.

▪ Suitable Alternative Natural Green Space (SANG): Developer to provide the proposed SANG areas, in accordance with a scheme to be agreed in writing, with transfer of ownership to the Council. Total SANG maintenance, covering the on-site SANG and associated northern SANG (application 3/16/1295/COU): £1,214,112.25 to be paid by the applicant.

▪ Public Open Space: Developer to provide the proposed areas, in accordance with a scheme to be agreed in writing, with transfer of ownership to the Council. A total maintenance sum, of £286,814.80, is to be paid by the applicant.

▪ SANG and Public Open Space Construction Monitoring: A financial contribution of £10,000 is to be paid by the developer for officer time to ensure the areas to be transferred to the Council are constructed to an acceptable standard.

▪ Romford Bridge Copse SNCI Maintenance: A financial contribution of £10,000 to be paid by the developer.

▪ Local Area of Play: Developer to provide the proposed LAP, in accordance with a scheme to be agreed in writing by the Council. On completion of the LAP, to the Council’s satisfaction, ownership of the LAP is to be transferred to the Council with a financial contribution of £22,400 towards the cost of long-term maintenance to be paid by the applicant.

▪ Local Equipped Area for Play: A financial contribution of £335,401 to be paid by the developer to the Council to enable the Council to provide an enhanced off-site LEAP on land it controls, with £70,000 towards long-term maintenance to be paid by the applicant.

▪ Drainage Arrangements: To be provided by the applicant in accordance with a scheme to be agreed in writing by the Council. On completion, to the Council’s satisfaction, ownership of the relevant areas is to be transferred to the Council, with a sum of £172,000, for monitoring and maintenance, to be paid by the applicant to the Council.

▪ Education Contribution: A financial contribution of £1,352,480.50 to be paid by the applicant to the Education Authority.

▪ Affordable Housing: 80 units (34.8%) to constitute affordable housing (comprising 29% shared ownership units and 71% of the units to be available for affordable rent, and 14% of the units capable of being adapted to Lifetime Homes standards), based on the unit mix discussed later in this report.

▪ Access to Neighbouring Land: A clause to ensure that the Bargate land, which is the adjacent 1.8ha of land located to the south-west is capable of being connected to the site. Should reasonable endeavours between the two landowners fail to result in agreement, the adjoining landowner will be able to seek a binding decision from an independent valuer.

The following would be secured through the completion of a highway agreement:

▪ Highway Works: Eastworth Road Bellmouth adjustments; pedestrian crossing; and cycle/footpaths on the northern side of Edmondsham Road. A financial contribution of £100,000 is to be paid by the applicant towards the required highway works.

REPORT

1 SITE

1.1 The site comprises approximately 12 hectares of mainly open, agricultural land, forming two separate parcels, located in the northwest of Verwood. The larger of the two plots is located on the south-western side of Edmondsham Road, whilst the smaller parcel is located on the north-eastern side of the same highway. Most of the site forms part of the North Western Verwood New Neighbourhood in the Development Plan, is located within 5km of protected heathland, and is designated as an Area of Great Landscape Value. The site is located alongside part of the northern extent of Verwood’s existing built form, which mainly comprises residential development immediately to the south and east. Verwood’s retail centre is located several hundred metres to the south-east of the site.

The South-Western Section

1.2 The larger portion forms a broadly rectangular area of land at its north-eastern end, bordering Edmondsham Road, but includes a projection at its south- western end, which terminates in close proximity to Station Road. The majority of this projection is not located within the area allocated for residential development, and is designated as Green Belt. A further area located outside of the allocation is located in the site’s north-eastern corner, alongside Eastworth Road. The bulk of this area slopes down gently in a north-westerly direction, and is enclosed along its north-western boundary, and to the south- west, by mature trees, along with hedgerows around other parts of the perimeter.

1.3 The site’s north-western boundary mainly runs alongside agricultural land located within the Green Belt, and in close proximity to two residential properties. Along this boundary, within the site, is a long strip of open grassland running between Edmondsham Road to the north-east and Station Road to the south-west. This open land runs through the projection at the south-western end of the site, containing part of the woodland known as Romford Bridge Copse, which is designated in the Development Plan as a Site of Nature Conservation Importance.

1.4 The site’s north-eastern boundary runs alongside Edmondsham Road. At its northern end, the south-eastern boundary adjoins The Old Granary, which is a residential property owned by the applicant; Eastworth Road, beyond which are residential properties; and a public play area. At its southern end, the south-eastern boundary forms part of the southern projection and runs alongside Romford Bridge Copse. The south-western boundary mainly lies adjacent to land also forming part of the New Neighbourhood allocation, but which is in separate ownership. This land was the subject of a separate planning application for up to 40 residential units (3/16/0102/OUT) but was refused. An appeal against that decision has been lodged with the Planning Inspectorate.

The North-Eastern Section

1.5 The smaller portion of the site forms a broadly rectangular area of land that slopes down gently in a southerly direction. The site’s north-western boundary runs alongside a public footpath, beyond which are residential properties located at Eastworth Farm and open fields located in the Green Belt. The north-eastern boundary adjoins open land, which is the subject of an associated planning application for a Suitable Alternative Natural Greenspace (SANG) (3/16/1295/COU). The south-eastern boundary runs alongside residential properties and land associated with Trinity First School, whilst the south-western boundary adjoins Edmondsham Road. 2 PROPOSED DEVELOPMENT

2.1 This outline planning application seeks approval for access arrangements only, associated with a scheme for 230 residential units. All other matters, including the layout, appearance, landscaping, and scale, are reserved. The submitted information does however provide some indicative details in relation to the reserved matters, including an indication of the proposed layout, building heights, parking arrangement, and landscaping.

2.2 The proposal was screened in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) prior to the submission of this application, with the Council’s opinion being issued on 25th August 2015. It was concluded that an Environmental Impact Assessment would not be required in this case. On receipt of the application under consideration, officers concluded that no changes had occurred, or new information had come to light, which would alter this conclusion.

2.3 The application is supported by the following technical documents:

- Planning, Design, and Access Statement - Flood Risk Assessment - Transport Assessment - Ecological Appraisal - Biodiversity Mitigation Plan - Arboricultural Assessment - Landscape Visual Appraisal - Landscape Masterplan Report - Sustainability Statement - Consultation Statement - Archaeology Assessment

South-Western Section

2.3 The submitted drawings show residential development, comprising around 187 units (64 flats and 123 houses) located at the north-eastern end of this part of the site. The indicative details show a range of unit types including detached and attached houses, and 7 blocks of flats. The proposal would include private gardens, garages, allocated and unallocated parking spaces relating the houses and flats, along with visitor parking located at various points along the internal road layout. The indicative details show a range of building heights in this part of the site, ranging from 1.5 to 3 storeys with the tallest structures being located more centrally within the development.

2.4 Vehicular access to most of the development would be taken through the north-eastern boundary from Edmondsham Road. A small section of the site, located in the north-eastern corner, and outside the Development Plan allocation, would take its vehicular access from Eastworth Road. The indicative layout plans show that three houses would be accessed in this way. They also show a potential access into the adjoining, allocated land, which is in separate ownership. This access point would be kept free of permanent obstructions and would allow for the potential, future development of that land, subject to the granting of planning consent should a scheme come forward.

2.5 Two combined footpath and cycle routes would connect the development to the northern section of Eastworth Road, with two footpaths providing access to and from the southern section of Eastworth Road, one via an upgraded play area.

2.6 An on-site SANG (Suitable Alternative Natural Greenspace), to complement that being applied for as part of an associated planning application, would run alongside the north-western boundary for around 427m from the site’s south- western end, and would range from around 33m to 118m in width, with an overall area of approximately 3.4ha. North of this on-site SANG, and proceeding to the northeast would be a connected public open space measuring around 263m in length and 1.6ha in area. A further area of public open space would bisect the site, from its north-western to its south-eastern boundary, with an additional section in the southern corner, to form part of the extended LEAP (Local Equipped Area for Play) located beyond the site’s boundaries.

2.7 The provision of surface water drainage works would be located within the proposed SANG and the public open space. A pump station would be located alongside the southern SANG.

North-Eastern Section

2.8 The submitted details show residential development, indicatively comprising 43 (9 flats and 34 houses) units, located in the smaller, north-eastern section. Access to this section would be taken through the south-western boundary, from Edmondsham Road. The indicative details show mainly detached, but also some attached, houses with gardens, garages, and allocated parking spaces. A block of flats would also be included, comprising 9 units. This part of the site would include 19 visitor parking spaces located along different parts of the internal road. A LAP (Local Area of Play) is indicated towards the northern end of the site. The indicative details show a range of building heights in this part of the site, ranging from 1 to 3 storeys.

Overall Scheme

2.9 The indicative details show that the development would comprise 398 allocated parking spaces, 95 of which would be contained within garages, along with 121 unallocated spaces for the use of residents. This would provide parking spaces at a rate of around 2.3 per unit across the site; although in reality, the number of parking spaces provided per unit would depend on the number of bedrooms involved and also on whether they are open-market or affordable units. In addition, 60 visitor parking spaces would be provided along various points of the development’s internal layout. 2.10 In summary, the proposal would include financial contributions or direct provision by the applicants towards:

- Financial contribution towards off-site education; - Provision and maintenance of an upgraded off-site LEAP at Eastworth Road; - The creation and maintenance of an on-site LAP; - A pedestrian crossing at Edmondsham Road; - Improvements to the junction between Eastworth and Edmondsham Roads; - A pedestrian and cycleway between the north-eastern sections’s entrance and the roundabout, and minor extensions further along the northern side of Edmondsham Road; - The creation of and maintenance of on-site and off-site SANG; - The provision and maintenance of public open space; - Financial contribution towards the Council’s monitoring of SANG and public open space construction; - SAMM payment (Strategic Access Management and Monitoring) in relation to protected heathland; - Financial contribution towards the maintenance of the Romford Bridge Copse SNCI; - Provision of on-site surface water drainage arrangements; - Affordable housing at a rate of 34.8% (29% shared ownership and 71% affordable rent; 14% to be adaptable to Lifetime Homes standards).

2.11 The SANGs and open spaces would be constructed by the applicant. The proposed highway works would be secured through the completion of an agreement between the applicant and the Highway Authority.

Associated Development

2.12 An associated application for the creation of around 9.4ha of off-site SANG, located alongside the north-western section of the site is also on this agenda for consideration (Reference: 3/16/1295/COU).

3 CONSULTATIONS

3.1 The application was advertised by means of site notices and a press advertisement, with notification letters being sent to 78 neighbouring occupiers. 27 representations have been received, objecting to the proposal on the following grounds:

- Overdevelopment contrary to Policy VTSW4, especially if the neighbouring site comes forward for development; - The SANG is unnecessary considering the land is already open to the public and has a wild character; - The SANG would be harmful to the wildlife already present; - The proposal will contribute to congestion in the village and local services are already over-subscribed; - The proposal could be harmful to wildlife; - There will be a loss of green space; - Loss of amenity (light, privacy, and outlook) in relation to Stable Cottage and properties at Rosemead, which are located in close proximity to the proposal; - The proposal would have an adverse effect on highway safety; - Insufficient parking would be provided in relation to the proposed LEAP; - The proposed zip-wire within the LEAP is likely to be noisy and attract teenagers in the evening; - The development of the LEAP would result in the loss of a dog walking area; - The proposed SANGs would be difficult to reach for some dog-walkers and not enough parking spaces would be provided; - The inclusion of three-storey buildings would harm the character of the area; - The proposal would be too close to Trinity First School; - Additional footpaths and street-lighting at Edmondsham Road should be considered; - An emergency vehicular access on to Eastworth Road should be provided; - A proposed path along Edmondsham Road would be harmful to the amenities of those occupying Heathpoult Cottage; - Horse riders require access through the existing rights of way and improved access should be provided; - The road infrastructure along Edmondsham Road is inadequate.

3.2 A petition containing 46 signatories has been received, objecting to an enlarged LEAP along Eastworth Road and the provision of three-storey flats within the development.

3.3 The Member of Parliament for North Dorset, Simon Hoare sought information in relation to how the development has been assessed in terms of access to light and overlooking. Notwithstanding that these are matters of detail to be provided in a reserved matters application(s) should outline planning permission be granted, the applicant has engaged directly with the MP and residents in question, with amendments being made to the indicative site layout and scale.

3.4 A letter has also been received on behalf of Bargate Homes, who have an interest in the adjoining land located within the New Neighbourhood allocation. Bargate Homes objects to the proposal in its current form, stating that it would result in an overdevelopment of the site with inadequate parking arrangements and inadequate space for landscaping and amenity space. It is also stated that the Bargate Homes site, which is part of the allocation, should not be prevented from being brought forward for development in future; that emergency vehicular access is required from Eastworth Road; and that means should be employed by the Council to ensure that the Bargate land is capable of being brought forward for development in future in a manner that prevents a ransom situation. The design of the southern SANG should take the Bargate Homes site into consideration so that adequate connections can be achieved. The submitted plans are inconsistent as one shows the presence of a hedgerow on the Bargate Homes site, which does not in fact exist, whilst another plan does not show the hedge.

3.5 The following consultees have also commented on the application:

Verwood Town Council – Objection – the proposal would result in an overdevelopment of the site and would be contrary to Policy VTSW4; parking provision inadequate; insufficient traffic information submitted and the proposal may not comply with Policy KS11; further clarification is required in relation to flooding and mitigation.

Highway Authority – No objections, conditions and obligations recommended.

Trees Team – No objections; conditions recommended.

Environment Agency – No objections.

Natural England – No objections; planning conditions and obligations requested.

Natural Environment Team – No objections.

Education Authority – No objections, subject to the payment of a financial contribution towards the provision of education services to accommodate the proposed development.

Dorset Wildlife Trust – No objections subject to a condition requiring compliance with the Biodiversity Mitigation Plan and a contribution towards the maintenance of part of the SNCI.

County Archaeologist – No objections; condition recommended.

Environmental Health – No objections subject to the use of a condition to secure details in relation to ground contamination.

Flood Risk Management Team – No objections, subject to the use of conditions.

Wessex Water – No objections subject to the use of a condition intended to secure a foul water drainage strategy.

Planning Policy Team – No objections.

East Dorset Environment Partnership – Objections – overdevelopment of the site, contrary to Policy VTSW4; proposed 2.5-3 storey buildings too tall; potential for light pollution; suggested designs incompatible with surroundings; design and layout not in accordance with masterplan; road safety assessment inadequate; additional traffic calming measures required; BOAT should be retained for horse riders; details of road crossing needed; width of streamside corridor inadequate; no renewable energy provision. Recommendations are made in relation to external lighting and the biodiversity mitigation plan.

Countryside Management – No objections; planning conditions and obligations requested.

Housing Development Officer – No objections.

Viability Consultant – No objections.

County Rights of Way Officer – No objections.

Dorset Fire and Rescue Service – No objections, subject to compliance with Building Regulations.

Ramblers Association – No comments received.

Campaign to Protect Rural England – Objection – too many homes are proposed; the site is designated as an AGLV and the perimeter of the development has not been designed to blend in with the surrounding countryside; flats are proposed, which are not appropriate in this location; light pollution and harm to biodiversity; the location is not in a sustainable location with strong transport links; the proposal would not include adequate parking provision.

British Horse Society – Objection – the proposal would result in a loss of routes for use by horse riders. Suggestions are made in relation to the layout of public rights of way in the area.

4 PLANNING HISTORY

3/16/1295/COU - Use of land as SANG – Under Consideration.

3/16/0102/OUT - Outline application for up to 40 dwellings, new access, open space, landscaping and associated works (comprising part of Local Plan Policy VTSW4 New Neighbourhood Allocation for approximately 230 new dwellings) – Refused for the following reasons:

1. Given the number of vehicle movements that the proposal would give rise to, it is considered that the proposed site access onto Eastworth Road, which is a narrow roadway located in close proximity residential properties, would result in a significant amount of noise disturbance and be harmful to the amenities of neighbouring occupiers. As such, the proposal is considered to be contrary to Policy HE2 of the Christchurch and East Dorset Core Strategy, and Policy DES2 of the East Dorset Local Plan.

2. The proposed site access on to Eastworth Road is contrary to the requirements of Policy VTSW4 of the Christchurch and East Dorset Core Strategy, which requires that residential development at the site be accessed from Edmondsham Road. 3. The submitted surface water drainage strategy proposes the use of land that does not appear to be within the applicant's control. In the absence of a legal agreement to secure access and use of this land, the proposed surface water drainage strategy does not appear to be achievable. As such, the proposal is considered to be contrary to Policy ME6 of the Christchurch and East Dorset Core Strategy

4. The proposed access road is likely to result in significant harm to mature trees. The proposal is therefore considered to be contrary to Policy HE2 of the Christchurch and East Dorset Core Strategy.

5. The proposed mix of house types and sizes differs significantly from what has been identified within the Council's Strategic Housing Market Assessment as being needed within the district. The proposal is therefore contrary to Policy LN1 of the Christchurch and East Dorset Core Strategy.

6. In the absence of a completed legal agreement to secure affordable housing, the proposal is contrary to Policy LN3 of the Christchurch and East Dorset Core Strategy.

7. In the absence of a completed legal agreement to secure the identified financial contributions towards the provision of education services, the proposal is contrary to the guidance contained in the National Planning Policy Framework.

8. In the absence of a completed legal agreement to secure the provision of Suitable Alternative Natural Greenspace and Strategic Access Management and Monitoring associated with the development, the proposal is contrary to Policy VTSW4 of the Christchurch and East Dorset Core Strategy and the guidance contained in the Dorset Heathlands SPD.

9. Insufficient information has been provided to demonstrate that adequate ecological mitigation measures would be provided to off-set the effect of the proposal on ecologically significant sites and protected species. The proposal is therefore contrary to Policy ME1 of the Christchurch and East Dorset Core Strategy.

5 POLICY

5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that planning applications must be determined in accordance with the development plan for an area, except where material considerations indicate otherwise. The development plan in this case comprises the Christchurch and East Dorset Local Plan and saved policies of the East Dorset Local Plan (2002). 5.2 The following policies are of particular relevance in this case:

The Christchurch and East Dorset Core Strategy (2014) ("the Core Strategy")

Policy HE2 - Design of New Development Policy HE3 – Landscape Quality Policy HE4 – Open Space Provision Policy KS1 - Presumption in Favour of Sustainable Development Policy KS11 - Transport and Development Policy KS12 - Parking Provision Policy LN1 - The Size and Type of New Dwellings Policy LN2 - Design, Layout and Density of New Housing Development Policy LN3 - Provision of Affordable Housing Policy ME1 – Safeguarding Biodiversity and Geodiversity Policy ME2 - Protection of the Dorset Heathland Policy ME4 – Renewable Energy Provision Policy ME6 – Flood Management, Mitigation, and Defence

Policy VTSW4 reads as follows:

North Western Verwood New Neighbourhood

A New Neighbourhood to the north west of Verwood is identified to provide about 230 homes. To enable this the Green Belt boundary will be amended to exclude the land identified for new housing.

Layout and design

o The new neighbourhood will be set out according to the principles of the masterplan. o A design code will be agreed by the Council, setting out the required high standards.

Green Infrastructure

o A Suitable Alternative Natural Greenspace strategy is to be implemented as part of the provision of the new housing as required by Policy ME2 and Appendix 5.

Transport and access

o Vehicular access is to be provided from Edmondsham Road. o Dedicated pedestrian and cycling links are to be provided throughout the housing area and link into the existing networks.

5.3 The East Dorset Local Plan (2002) ("the Local Plan")

Policy DES2 - Pollution Policy DES11 - Enhancing the Environment Policy LTDEV1 – External Lighting Policy WENV4 – Development in Relation to Rivers and their Tributaries 5.4 The Dorset Heathlands SPD 2015-2020 (“the SPD”)

5.5 The policies contained in the National Planning Policy Framework (NPPF), and the National Planning Practice Guidance are also a material consideration.

6 ASSESSMENT

6.1 Principle of Development 6.2 Access Arrangements 6.3 Drainage Arrangements 6.4 Trees 6.5 Affordable Housing & Housing Mix 6.6 Nature Conservation 6.7 Education 6.8 Community Benefits 6.9 Contaminated Land 6.10 Air Quality 6.11 Renewable Energy 6.12 Archaeology 6.13 Layout, Appearance, Scale, and Associated Impacts 6.14 Other Considerations 6.15 Conclusion

6.1 PRINCIPLE OF DEVELOPMENT

6.1.1 This planning application proposes residential development on land allocated for this purpose in the Core Strategy. Policy VTSW4 identifies land to the north west of Verwood for the creation of a New Neighbourhood comprising around 230 homes. To the extent that the site forms part of the identified area of land, which it mostly does (see para 6.1.2), the proposal is considered acceptable in principle.

6.1.2 As discussed above, three of the proposed dwellings would be located outside of the New Neighbourhood allocation, close to the junction between Eastworth Road and Edmonsham Road. This part of the site is located within the urban area and is not designated as Green Belt. This aspect of the proposal is considered to be acceptable in principle.

6.1.3 In addition, a significant part of the proposed on-site SANG would be located outside of the New Neighbourhood allocation, on land designated as Green Belt. In terms of the guidance contained in the NPPF, the preliminary assessment when considering proposals for development in the Green Belt is as follows:-

a) It must be determined whether or not the development is inappropriate development in the Green Belt. The NPPF sets out the categories of development not deemed to be inappropriate. b) If the development is considered not to be inappropriate, the application should be determined on its own merits.

c) If the development is inappropriate, the presumption against inappropriate development in the Green Belt applies.

6.1.4 The NPPF states that inappropriate development in the Green Belt is harmful by definition and should be resisted, except where there are very special circumstances that clearly outweigh the harm to the Green Belt, by reason of inappropriateness and any other harm.

6.1.5 The land under consideration includes part of a woodland, along with open land in agricultural use. It is considered that the creation of a SANG in these areas would result in a material change of use. The guidance contained in the NPPF does not include material changes of use in its definitions of appropriate Green Belt development and this aspect of the proposal is therefore considered to be inappropriate development in the Green Belt. However, it is considered that very special circumstances, which clearly outweigh the harm to the Green Belt, by reason of inappropriateness and other harm, exist in this case, given that the proposed SANG would help to mitigate the impact of an allocated residential development on protected heathland. As such, the proposed SANG enables the delivery of an allocated residential development, which will deliver affordable housing and will assist the District in meeting its identified housing need.

6.1.6 In terms of the proposed physical changes, these would involve the addition of new landscaping in the form of native tree and meadow planting, and the creation of additional access routes, including mown, loose-gravel, and asphalt paths, along with timber decking within the SNCI that would form part of the southern SANG. As such, it is considered that the proposal would involve engineering operations. The proposal would also include the erection of signage and access barriers, which constitute building operations.

6.1.7 Paragraph 89 of the NPPF states that building operations need not constitute inappropriate development where they involve the provision of appropriate facilities for outdoor recreation as long as they preserve the openness of the Green Belt and do not conflict with the purposes of including land within it.

6.1.8 Paragraph 90 of the NPPF states that engineering operations do not constitute inappropriate development providing they preserve the openness of the Green Belt and do not conflict with the purposes of including land within it.

6.1.9 Given the scale and nature of the proposed works, and the extent of the site area, it is concluded that the proposal would not result in any significant loss of openness in this case, or conflict with the purposes of including land within the Green Belt, and therefore that these aspects of the proposal would not constitute inappropriate development in the Green Belt.

6.1.10 Representatives of Bargate Homes, who have an interest in the land adjoining the application site, which also forms part of the New Neighbourhood allocation, have stated that the whole allocation should be capable of comprehensive development and that the adjacent Bargate Homes site land should not be considered as windfall development. The Council’s Policy officers have stated that Policy VTSW4 does not require the comprehensive development of the entire allocation, and that the policy’s requirements could be met within given sections of the allocated area. Nevertheless, they also advise that 230 units is not a stated limit, but an estimate of what the site might accommodate. Further development could therefore come forward at the adjacent Bargate Homes site land, subject to an acceptable planning application being submitted in future.

6.1.11 Overall, the proposal is considered to be acceptable in principle.

6.2 ACCESS ARRANGEMENTS

6.2.1 Policy VTSW4 of the Core Strategy states that vehicular access is to be provided from Edmondsham Road, and that pedestrian and cycling links are to be provided throughout the housing area, with links into existing networks. Policy KS11 stipulates a number of requirements in relation to new development, including that it be designed to provide safe access onto the highway network. Policy KS12 states that adequate vehicle and bicycle parking should be provided to serve new development.

6.2.2 Comments received have raised objections to the proposal on the grounds that the submitted highways information is inadequate and that the highway network, including Edmondsham Road, is inadequate to accommodate the development. It is stated that the proposal would include inadequate vehicle parking spaces. It is also suggested that an emergency access should be provided onto Eastworth Road, and that additional street lighting and footpaths should be provided along Eastworth Road.

6.2.3 Of the 230 units proposed, 227 would be accessed from Edmondsham Road, most of which would be located on its south-western side. Three units would be accessed from Eastworth Road, however, these do not form part of the New Neighbourhood allocation. The proposal would involve the creation of junctions, into the south-western and north-eastern residential areas, from Edmondsham Road; improvements to the junction between Eastworth Road and Edmondsham Road; the provision of a pedestrian crossing at Edmondsham Road; a small extension to the footpath located on the northern side of Edmondsham Road, across from the junction with Eastworth Road; and a pedestrian/cycleway between the entrance to the south-eastern section and the roundabout at the end of Edmondsham Road.

6.2.4 The Highway Authority has considered the submitted Transport Assessment and has raised no objections in relation to the proposed access arrangements. It is considered that the proposal would not result in significant harm to highway safety or amenity, subject to the use of conditions and the completion of a legal agreement to secure the proposed works to the public highway. The conditions recommended the approval of details relating to the proposed highway works; the provision of those works described above; details of bicycle storage; the approval of a construction management plan; and the approval of a Travel Plan to encourage non-car use as part of the development. It is recommended that these conditions be imposed should planning permission be granted. Informatives are also required, one of which explains to the applicant that a highway agreement must be completed prior to the approved highway works being undertaken.

6.2.5 The proposed site layout is not being applied for at this time, however, indicative details have been provided, including the proposed level of vehicle parking, cycling, and pedestrian links. The layout details provided indicate a network of pedestrian and cycling links, through the proposed residential, SANG, and public open space areas, with connections to the wider highway network. In the absence of any objections from the Highway Authority, the indicative layout does not raise any significant concerns at this stage.

6.2.6 Comments received from the British Horse Society and other respondents raise concerns about the loss of bridleways for the use of horse riders, and also state that additional bridleways should be provided. The scheme does not propose the closure of any such routes or propose new ones. The applicants have stated that the Council, as the future owner of the SANG and public open space areas, would be able to provide new bridleways areas in these locations if it chooses to. However, there is no policy

6.2.7 Representatives of Bargate Homes, whose site is located at the southwestern end of the New Neighbourhood allocation, have stated that an emergency access onto Eastworth Road is required. However, Policy VTSW4 does not make any reference to the provision of an emergency access, stating only that vehicular access is to be provided from Edmondsham Road. The associated plan, Map 11.5, does indicate an emergency access onto Eastworth Road at the site’s southern corner, however, this plan is only a conceptual indication of how the site might be developed. No objections have been received about the lack of an emergency access, from either the Highway Authority or Dorset Fire and Rescue Services, the proposal is considered acceptable in this regard.

6.2.8 Bargate Homes have also stated that, to achieve a comprehensive development at this New Neighbourhood allocation, the Council should ensure vehicular access through the application site to their land is achievable. It is suggested that details of the connection and timing of the access should be required as part of the application, or that a planning obligation or condition should be employed requiring the applicant to provide a vehicular access up to the relevant boundary by a given point in time. Bargate Homes argue that this will help to ensure the comprehensive development of the site, and prevent them being ransomed by the applicant in future.

6.2.9 The applicant argues that they have the right to require payment from Bargate Homes towards the cost of providing the SANG, public open spaces, access onto the public highway, and so on, which would serve any residential development on the adjoining land. Officers consider that such considerations are civil rather than planning matters, and that it would not be appropriate to take sides in such discussions. Nevertheless, the decision on one part of the allocated site should not prejudice the delivery of the remaining part, and the outline application, which is the subject of this report, needs to demonstrate that the provision of an access to the Bargate Homes site is physically, as opposed to legally, secured.

6.2.10 As such, a condition is recommended to require that the applicant, within a period of 36 months, provides the internal access road between the public highway and within 0.5m of the boundary with the Bargate land. The same condition would require that no permanent obstructions be placed within the 0.5m strip, or the remaining road layout, for the life of the development. The period of 36 months has been agreed with the applicant and reflects the likely building rate through the site. This condition would ensure that access into the adjacent Bargate Homes site, from Edmondsham Road, would be achievable in future and that this neighbouring site would be capable of coming forward for development, subject to a private agreement being entered into between Bargate and the applicant.

6.2.11 The completion of such an agreement, between the two landowners, would allow for the 0.5m strip, separating the internal roadway from the boundary, to be appropriately surfaced, and continued into the Bargate land. The S106 agreement proposed in relation to this planning application will include a clause that obliges the developer, when negotiating with the neighbouring landowner, to employ reasonable endeavours to agree an access fee with the adjoining landowner. In the event that an agreement cannot be reached, the adjoining landowner could seek an independent valuation, which would be binding. This would enable the applicant to recover their reasonable costs in providing the various infrastructure, such as SANG, drainage, and access arrangements, that would also serve any development that occurs on the Bargate land. At the same time, such a clause would ensure that the neighbouring landowner is treated fairly.

6.2.12 It is considered that the proposed condition and obligations would ensure that the future development of the neighbouring land is not prejudiced and could come forward in a reasonably timely manner; ensure that the neighbouring landowner pays a proportionate and reasonable contribution towards the cost of associated infrastructure; and ensure that the applicant is fairly and reasonably compensated for any costs they have incurred for infrastructure that would serve a neighbouring development. This obligation would not involve the Council in negotiating civil matters, but would establish a framework for fair negotiations between the two landowners in future.

6.2.13 The proposed access arrangements are considered to be acceptable and in accordance with Policies VTSW4, KS11, and KS12 of the Core Strategy, subject to the use of conditions and the completion of a legal agreement.

6.3 DRAINAGE ARRANGEMENTS

6.3.1 Policy ME6 of the Core Strategy states that all development will be required to demonstrate that flood risk does not increase as a result of the development proposed. Post-development surface water run-off must not exceed pre- development levels. The guidance contained in the NPPF Technical Guidance states that “the overall aim should be to steer new development to Flood Zone 1.” All development types are considered appropriate in Flood Zone 1.

6.3.2 Comments received object to the proposal on the grounds that inadequate flooding and drainage information has been provided.

6.3.3 The site is located in Flood Zone 1, which represents the lowest risk of flooding. Nevertheless, as a major development, the proposal must be the subject of a flood risk assessment. The measures to be incorporated into the development include the installation of attenuation ponds, within the southern SANG and public open space areas; the siting of dwellings away from lower ground levels; and the use of raised floor levels.

6.3.4 The Environment Agency has advised that the County Council should be consulted about the proposal. The proposal has also been considered by Dorset County Council’s Flood Risk Management Team with no objections being raised, subject to the use of conditions to secure a surface water management scheme, and details of the maintenance and management of the surface drainage scheme. It is recommended that these conditions be employed should planning permission be granted.

6.3.5 Wessex Water have considered the proposal, raising no objections subject to the use of a condition requiring the approval of a foul water drainage strategy. Wessex Water has agreed, in principle, to adopt the foul and surface water drainage systems that will serve the proposed dwellings, along with the proposed pumping station, subject to the detailed designs meeting their standards. Alternatively, this infrastructure could be maintained by a management company. The attenuation ponds will not be adopted by Wessex Water.

6.3.6 As the proposed attenuation ponds and related infrastructure are located within areas to be owned and managed by the Council, the Council’s Countryside officers have agreed to adopt, maintain, and manage the attenuation ponds, outlets from ponds and existing ditches, an existing culvert, and other drainage related equipment. A condition is recommended to require the approval of a full technical specification in relation to the proposed attenuation ponds and pipework, along with a planning obligation to secure funds towards management over a 25 year period, to be paid by the applicant. These funds would pay for: an independent inspection of the culvert prior to its adoption, with any works needed to ensure a 50 year life span being provided by the applicant; annual monitoring and inspection of infrastructure; dredging and clearing out every five years; and a contingency sum for dredging and clearing out.

6.3.7 In light of the advice received, and subject to the use of those conditions and obligations recommended, the proposed drainage arrangements are considered acceptable and in accordance with Policy ME6 of the Core Strategy, along with the NPPF and Technical Guidance.

6.4 TREES

6.4.1 Policy HE2 of the Core Strategy states that development will only be permitted if it is compatible with or improves its surroundings in terms of its relationship, amongst other things, to mature trees.

6.4.2 The proposal was the subject of a lengthy pre-application exercise with officers prior to the submission of this application. Details submitted as part of the application, including the proposed access arrangements and indicative layout, are considered to be acceptable in principle, subject to the use of conditions to protect existing trees.

6.4.3 Subject to the use of those conditions recommended, in terms of its impact on trees, the proposal is considered to be in accordance with Policy HE2 of the Core Strategy.

6.5 AFFORDABLE HOUSING AND HOUSING MIX

6.5.1 Policy LN1 of the Core Strategy states that individual sites will be expected, in terms of the size and type of new market and affordable dwellings, to reflect the needs of the Strategic Housing Market Assessment (SHMA). Policy LN3 of the Core Strategy states that greenfield residential development resulting in a net increase of housing is to provide up to 50% of the residential units as affordable housing. This Policy also states that 10% of the affordable housing element should be planned for households requiring specially adapted or supported housing.

6.5.2 The application proposes that 14% (11) of the affordable units would be capable of being adapted to Lifetime Homes standards, making them capable of accommodating residents with special requirements. These units can be secured through the completion of a legal agreement.

6.5.3 The proposed housing types and sizes indicated in the submitted information differ from the mix identified in the SHMA, however, during negotiations with the applicant, Council officers have sought a compromise that would balance the need to reflect the area’s identified housing needs, and to achieve the highest rate of affordable housing possible. Greater compliance with the SHMA would be likely to reduce the amount of affordable housing that could be provided in this case.

6.5.4 A comparison between the SHMA requirements and what is proposed by the applicant is as follows:

Unit Type Affordable Housing Market Housing Total Site SHMA Requirement / SHMA Requirement / Numbers (%) (Amount proposed by (Amount proposed by applicant) applicant)

1 bed 32.5% (31.3%) 8.3% (9.3%) 39 (17%)

2 bed 42.3% (42.5%) 48.7% (20%) 64 (28%)

3 bed 22.8% (23.8%) 43.0% (44%) 85 (37%)

4+ beds 2.4% (2.5%) 0.0% (26.6%) 42 (18%)

Total Units 80 150 230 (100%) Proposed

6.5.5 The proposed mix would enable the applicant to provide affordable housing at a rate of 34.8% (80 units), with 29% intended for shared ownership and 71% intended for affordable rent. The proposed mix of affordable units is broadly in accordance with the SHMA requirements, whereas the mix of open market units shows more of a deviation, mainly in relation to the proposed numbers of 2-bed and 4-bed units, with the former being significantly below the need identified by the SHMA, and the latter being significantly above. However, detailed discussions between the applicant and officers revealed that attempts to further increase the number of 2-bed units, and reduce the number of 4-bed units, would have a knock-on effect in terms of the amount of affordable housing that could be achieved. A compromise has therefore been sought that attempts to meet the SHMA requirements as closely as possible, without a significant loss of affordable units.

6.5.6 The proposal has been independently tested by viability consultants, having regard to all of the costs involved in facilitating the development and the need for the proposal to be financially viable. The consultants have advised that, in their opinion, the proposed percentage of affordable housing is reasonable,. The Council’s Planning Policy and Housing Development officers have advised that they consider the proposed percentage of affordable housing and the proposed housing mix amount to an acceptable compromise between the requirements of Policies LN1 and LN3.

6.5.7 A condition is recommended to ensure that, as part of any reserved matters application that might be submitted in relation to the proposed layout and scale of the development, details of the siting, type, and size of affordable units be provided.

6.5.8 In light of the advice received, subject to the completion of a legal agreement to secure the proposed affordable housing and mix of units, and the use of the aforementioned condition, the proposal is considered acceptable, having regard to Policies LN1 and LN3 of the Core Strategy.

6.6 EDUCATION 6.6.1 Paragraph 72 of the NPPF states that:

“The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education. They should:

- give great weight to the need to create, expand or alter schools; and - work with schools promoters to identify and resolve key planning issues before applications are submitted.”

6.6.2 The Education Authority has stated that a financial contribution towards the provision of education services would be required in this case, and the applicant intends to provide this through the completion of a legal agreement. Subject to the completion of this agreement, it is considered that the proposal would be in accordance with the guidance contained in the NPPF.

6.7 NATURE CONSERVATION

6.7.1 Policy ME1 of the Core Strategy states that the Core Strategy aims to protect, maintain, and enhance the condition of nature conservation sites, habitats and species, including SSSIs and SNCIs. Policy ME2 of the Core Strategy states that mitigation measures will be required where residential development is located between 400m and 5km of protected heathland. The Dorset Heathlands Planning Framework SPD provides detailed guidance in relation to the provision of mitigation measures. Policy VTSW4 states that a Suitable Alternative Natural Greenspace (SANG) strategy is to be implemented as part of the provision of new housing at this site.

6.7.2 Appendix E of the Dorset Heathlands SPD contains guidelines for the quality of SANGs and includes a checklist of requirements, such as the provision of vehicle parking arrangements; pedestrian access; the design and length of walking routes; the provision of signage; advertising of the SANG to ensure members of the public are aware of it; inclusion of habitats; ensuring sites have a semi-natural character; connections to the public right of way network; and the provision of adequate space for the exercise of dogs.

6.7.3 Comments received from the public and some consultees state that the proposal would be harmful to wildlife and result in a loss of green spaces. It is also stated that part of the proposed SANG is not required as it is open for public use. It is also stated that the proposed SANG areas would not be easily accessible to pedestrians, and would not provide adequate parking. In relation to the first objection, statutory consultees have considered the proposal in detail, and this will be given further consideration below. The proposed residential development would result in a loss of open land, however, the principle of this is established already by Policy VTSW4. The proposal would, nevertheless, involve a substantial amount of public open space and SANG being provided. The SANG spaces are required to compensate for the proposal’s impact on internationally protected heathland, and their design meets the design requirements of the Dorset Heathlands SPD, which the current open spaces do not. Natural England is satisfied that the proposed pedestrian access arrangements and available parking spaces are sufficient to meet the requirements of the SPD and to ensure the SANGs are useable by those who will occupy the proposed development. The proposed SANGs are within walking distance of the proposed development, and beyond, and for those who may choose to drive, the proposed development would contain general visitor parking spaces in addition to the capacity for parking that already exists within the highway network.

6.7.4 The proposal includes approximately 13ha of SANG, around 3.4ha of which would be located on-site in the south-western part of the site, with the remaining 9.4ha being located off-site, adjoining the north-eastern part of the site. The proposed SANG would be constructed by the applicant, with ownership subsequently being transferred to the Council with funds for its long-term maintenance (over an 80 year period) to be paid by the applicant. The transfer of ownership and maintenance funds would be secured through the completion of a legal agreement. Both Natural England and the Council’s Countryside officers have been involved in negotiations concerning the SANG’s design, construction, maintenance, and management, with no objections being raised, subject to conditions and planning obligations. These would secure:

- Details of the SANG’s design, including layout, infrastructure specifications, and costings; - A management plan, setting out habitat management and enhancement measures, along with frequency of maintenance works; - A scheme of works to enhance the entrance to the northern SANG from Edmondsham Road; - Construction of the SANG prior to the first occupation of the development; Funds to enable Council officers to monitor the construction process, ensuring that this is undertaken to a satisfactory standard; - A mechanism for the transfer of ownership to the Council; - Funds for the SANG’s long-term maintenance to be paid by the applicant; - Payment by the applicant of a financial contribution towards Strategic Access Management and Monitoring (SAMM) in relation to existing protected heathland.

6.7.5 The Environment Agency has stated that details of the proposal’s ecological impact should be assessed. As part of the assessment, Natural England, the County Natural Environment Team, Dorset Wildlife Trust, and the East Dorset Environmental Partnership have been consulted, and the applicant has made numerous changes to the proposal and submitted information to address the concerns raised.

6.7.6 The East Dorset Environmental Partnership (EDEP) has stated that, in accordance with Policy ME1 of the Core Strategy and WENV4 of the Local Plan, that a buffer of at least 10m should be required in relation to the stream crossing the north-eastern development area, which is a tributary of the River Crane. They suggest that this might be achieved by reducing the number of units proposed as part of the scheme. As things stand, the proposed buffer ranges between around 1m and 4m. Recommendations were also made in relation to the content of the Biodiversity Mitigation Plan (BMP), with various amendments subsequently being made to address the comments made.

6.7.7 The County Council’s Natural Environment Team has considered the submitted BMP, confirmed that EDEP’s recommendations were taken into consideration and, following revisions to the submitted information, raised no objections to the proposal. A condition is recommended to ensure that the measures outlined in the BMP are implemented.

6.7.8 The Dorset Wildlife Trust has raised no objections to the proposal subject to the payment, by the applicant, of a financial contribution towards the maintenance of that part of Romford Copse SNCI, which would lie outside the southern SANG, owing to an anticipated increase in the use of this area by the public. The applicant has agreed to provide the required contribution through the completion of a legal agreement. Conditions have also been requested to secure the final design and layout of the SANG, and a biodiversity management plan for the SANG. It is recommended that these conditions be employed should planning consent be granted.

6.7.9 Natural England has no objection to the proposed development, subject to all of the planning conditions and obligations described above being employed.

6.7.10 Representatives of Bargate Homes have stated that the layout of the proposed SANG should have regard to the boundary with the ‘Bargate’ land and allow for potential future connections between the two. Natural England consider that the proposed SANG would be adequate to serve a development of up to 270 units, and could therefore serve residential development on the ‘Bargate’ land. As the proposed future owner of the proposed SANG, the Council would be able to work with the owners of the ‘Bargate’ land to ensure appropriate connections between the two.

6.7.11 In light of the advice received from statutory consultees, and subject to the use of those conditions recommended and the completion of a legal agreement, the proposal is considered to be in accordance with Policies ME1, ME2, and VTSW4 of the Core Strategy, and the guidance contained in the SPD.

6.8 COMMUNITY BENEFITS

6.8.1 The NPPF advises that “Access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities”. Policy HE4 of the Core Strategy states that applicants are obliged to provide adequate open space to meet the needs of residents; this is in addition to any requirements for SANG. The aim is to provide a combination of new facilities and improvements to existing ones. 6.8.2 The indicative layout includes a substantial amount of open space, in excess of 1.65ha, located within the south-western part of the site, which would connect with the southern SANG. The proposed area of public open space would be in addition to the approximately 14ha of SANG proposed as part of this application, and the associated application (3/16/1295/COU.) The proposed public open space would be constructed by the applicant, with ownership being transferred to the Council. The mechanism for securing this transfer of ownership along with funds to finance the Council’s monitoring of its construction, and the area’s long-term maintenance, to be paid for by the developer, would be secured through the completion of a legal agreement.

6.8.3 The indicative layout shows that the proposal would include a Local Area of Play, to be located within the north-eastern section of the site. The proposed LAP would be constructed by the applicant, with the proposal’s ownership being transferred to the Council. The mechanism for transferring the ownership, along with securing of funds for its long-term maintenance, to be paid by the applicant, would be secured through the completion of a legal agreement.

6.8.4 Conditions are recommended requiring the approval of a detailed design specification in relation to the proposed public open space and LAP as part of the reserved matters application.

6.8.5 The proposal would also involve the transfer of funds to the Council to improve an existing LEAP, located between the south-western area of the site and Eastworth Road, which is already owned by the Council. A financial contribution towards the site’s upgrade, and its long-tern maintenance, would be secured through the completion of a legal agreement. Details of the proposed upgrade are not available at this time, and may entail the submission of a planning application by the Council in future once the proposed equipment, layout, and design have been determined.

6.8.6 Neighbouring occupiers have objected to an enhanced LEAP on the grounds that elements of it could be harmful to neighbouring amenity; that there would be inadequate vehicle parking; and that there would be a loss of dog-walking space. It is important to bear in mind that there is already a LEAP located along Eastworth Road and that the proposal is only for the transfer of funds to the Council, as land owner, to improve the facility that is already there. It is unclear at this time what exact form the proposed improvements would take; the details shown on the submitted layout plan are purely illustrative and outside the scope of this application. If a planning application is required because, for instance, the proposed equipment is over a certain size, then the scheme would be the subject of public consultations and an assessment of the proposal’s impact. However, the proposed upgrade may be of such a nature that it would constitute permitted development.

6.8.7 In terms of the proposed parking arrangements, this will also be a matter for consideration should a planning application come forward in future, although, for those who do not choose to visit the site on foot, and it is likely that many would, the indicative details submitted with this application shows that visitor parking spaces would be located in close proximity to the LEAP. In terms of the loss of dog-walking space; it will be for the Council to decide how LEAP area may or may not be used in future; this planning application does not propose changes to the LEAP, only funds that the Council may use to upgrade it in future.

6.8.8 The Council’s Countryside Officers have been heavily involved in discussions about the proposal, throughout the pre-application and application processes, and are supportive of the proposal, subject to the recommended conditions and obligations being employed.

6.8.9 Subject to the aforementioned conditions and the completion of a legal agreement, it is considered that the proposal would provide an adequate amount of recreation space and equipment, for the enjoyment of future occupiers and the wider community. As such, the proposal is considered to be in accordance with Policy HE4 of the Core Strategy and the guidance contained in the NPPF.

6.9 CONTAMINATED LAND

6.9.1 Policy DES2 of the Local Plan states that developments will not be permitted which will either impose or suffer unacceptable impacts on or from existing or likely future development or land uses in terms of noise, smell, safety, health, lighting, disturbance, traffic or other pollution.

6.9.2 The Environment Agency has requested an informative in relation to construction related pollution risks, which can be employed should planning permission be granted.

6.9.3 The Council’s Environmental Health officers have considered the submitted contaminated land report and, in response, have raised no objections to the proposal, subject to the use of a condition. It is recommended that this condition be imposed should planning permission be granted. Subject to the use of this condition, the proposal is considered to be in accordance with Policy DES2 of the Local Plan.

6.10 AIR QUALITY

6.10.1 Policy DES2 of the Local Plan states that developments will not be permitted which will either impose or suffer unacceptable impacts on or from existing or likely future development or land uses in terms of noise, smell, safety, health, lighting, disturbance, traffic or other pollution.

6.10.2 The Environment Agency has requested the use of an informative in relation to construction related pollution risks, for the consideration of the developer.

6.10.3 The Council’s Environmental Health officers have considered the submitted information and raised no objections. 6.10.4 It is recommended a condition be employed, requiring the approval of a construction method statement, which would, in part, address the issue of dust-drift and other potential nuisances arising from the development during the construction phase. Subject to the use of this condition the proposal is considered to be in accordance with Policy DES2 of the Local Plan.

6.11 RENEWABLE ENERGY

6.11.1 Policy ME4 of the Core Strategy states that 10% of the total regulated energy used in major residential development should be from renewable, low-carbon, and decentralised energy sources. It is also stated that, for the New Neighbourhoods, district heating and/or power facilities should be investigated.

6.11.2 The East Dorset Environmental Partnership has objected to the proposal on the grounds that no renewable energy provision has been proposed.

6.11.3 The use of district heating and/or power facilities has been considered in the submitted information but is not considered to be feasible considering the lower density nature of the proposal.

6.11.4 The submitted information states that the developer will aim to achieve a 10% reduction in carbon emissions compared to the existing Building Regulations requirements, and that this will be achieved, where possible, through the use of sustainable building methods. It is stated that the exact strategy, including the possible use of renewable energy equipment, will be considered at the detailed design stage.

6.11.5 Policy ME4 actually requires that 10% of the proposal’s energy use be derived from given sources; it is therefore recommended that a condition be employed to require the approval of details, and their implementation, to ensure that this would be achieved. Subject to the use of this condition, the proposal is considered to be in accordance with Policy ME4 of the Core Strategy.

6.12 ARCHAEOLOGY

6.12.1 Paragraph 128 of the NPPF states that:

“Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.”

6.12.2 Dorset County Council’s Archaeology team have considered the submitted information and have raised no objections subject to the use of condition to secure the implementation of an appropriate scheme of investigation. It is recommended that this condition be employed, should planning consent be granted. Subject to its use, it is considered that the proposal would be in accordance with the guidance contained in the NPPF.

6.13 LAYOUT, APPEARANCE, SCALE, AND ASSOCIATED IMPACTS

6.13.1 Whilst the proposal only seeks consent for the proposed access arrangements, the submitted information does include an indication of the proposed site layout, along with the scale and appearance of the dwellings. It is therefore necessary to consider whether the submitted details indicate that an acceptable development could be provided.

6.13.2 Policy HE2 of the Core Strategy states that new development must be of a high quality stating that in various respects, including its visual impact, it must be compatible with or improve its surroundings. Policy DES11 of the Local Plan states that development will only be allowed where, in terms of its form and materials amongst other things, it would respect or enhance its surroundings. Policy HE3 states that, within Areas of Great Landscape Value, planning permission will be refused for major developments except in exceptional circumstances and where they are in the public interest. This policy also establishes a set of criteria that must be satisfied to ensure that proposals do not result in significant visual harm. Policy VTSW4 states that, in terms of layout and design, the new neighbourhood will be set out according to the principles of the masterplan, and that a design code will be agreed by the Council. 6.13.3 Policy HE2 of the Core Strategy states that new development should be compatible with or improve its surroundings in relation to nearby properties and general disturbance to amenity. Policy DES2 of the Local Plan states that development will not be permitted where it would give rise to significant noise, traffic, and other disturbances.

6.13.4 Comments received from consultees state that the proposal would result in an over-development of the site; lack adequate parking space provision; lack sufficient amenity space; be harmful to the character of the surrounding area, particularly in relation to the building heights; the proposal would be harmful to the amenities of neighbouring occupiers, particularly at Stable Cottage, Heathpoult Cottage, and properties at Rosemead; and it is also stated that the proposal would be located too close to Trinity First School.

6.13.5 Some of the objections received consider that the proposal would result in an overdevelopment of the site because the application area does not include the whole New Neighbourhood allocation, meaning that more units could be proposed in future, in addition to those currently under consideration. Policy VTSW4 states that “about” 230 dwellings could be accommodated within the allocated area, which includes not only the site, but the neighbouring Bargate Homes site land. The Council’s Planning Policy officers have advised that to have more units come forward within the allocation would not be unacceptable in itself. It is necessary to consider proposals on their merits. Given the wording of Policy VTSW4, more than 230 units could come forward within the New Neighbourhood site. The proposal under consideration would involve the erection of 227 units within the allocated area, and more units may, in future, be proposed on the adjoining land. Their acceptability would depend on an assessment of the overall effects.

6.13.6 In relation to the proposal under consideration, the indicative details show a development with a density of around 25dph in the north-eastern section of the site, and around 28dph in the south-western section when the associated open spaces (less the SANGs) are included. This represents a relatively low density of development that is broadly comparable to residential development within Verwood. Policy LN2 of the Core Strategy states that a minimum net density of 30dph will be encouraged, except where local character considerations indicate a lower density would be more appropriate. Given the nature of nearby, existing residential development and the site’s edge of settlement location, the proposed density levels are considered reasonable, particularly when the proposed landscaping and open space buffering is taken into consideration.

6.13.7 Each house would be accompanied by a private curtilage area, and parking spaces. The proposed number of parking spaces indicated, including allocated, unallocated, and visitor spaces, is considered adequate to serve the development. In terms of the proposed parking layout, the details received to date are intended as an illustration. Further details will be required as part of a reserved matters submission to enable the precise parking arrangement to be properly scrutinised, but it appears, based on space available, that an adequate parking arrangement could be provided for the proposed number of units without needing to significantly compromise on other important aspects of the scheme, such as the availability of landscaping and amenity space.

6.13.8 It is unclear to what extent the flatted units would be served by private or on- site communal amenity spaces, and this is a matter that will be given consideration at the reserved matters stage, to ensure that adequate amenity spaces are provided for all of the units within the development. The development as a whole would be served by a substantial amount of public open space, SANG areas, an on-site LAP, and an enhanced LEAP, located near to the development.

6.13.9 Based on the information submitted, it appears that adequate separation distances between the proposed units can be achieved, and between the proposed development and existing properties, to ensure adequate levels of residential amenity. The existing properties located along Eastworth Road would be located between around 21m and 70m from the nearest proposed units. Stable Cottage would be located around 11.5m from the nearest units to be located within the north-eastern section. Properties at Rosemead would be located between around 4m (side to side) and 12m (oblique angle) from the nearest proposed units in the north-eastern section of the site. It should be noted however that these distances are illustrative only but serve to demonstrate what could be achieved. These relationships will be considered in detail at the reserved matters stage 6.13.10 Concerns raised by the occupiers of Stable Cottage, concerning the presence of two storey units in close proximity to their property have been addressed with single-storey units now being indicated in the submitted information. Given the indicative scale, siting, and orientation of the proposed buildings in relation to neighbouring properties, in addition to the existing and indicative landscaping, it is considered that is has been satisfactorily demonstrated that an acceptable development could be provided that would not result in significant harm to the amenities of neighbours.

6.13.11 The nearest proposed dwellings would be located between around 10m and 17m from the boundary with Trinity First School, and approximately 40m from the school buildings. The indicative details show a landscaping screen along the boundary. It is noted that existing properties at Rosemead are located even closer to the school land, and it is not unusual for housing to be located close to schools. Schools generally operate within given periods of weekdays, and most activity occurs indoors. As such, it is considered that the proposed development would not be located too close to the school.

6.13.12 Concerns have also been raised about the impact of the proposed footpath extension along the northern side of Edmondsham Road on the occupiers of nearby properties, such as Stable Cottage and Heathpolt Cottage. It is considered that the proposed footpath extension and, indeed, the proposed off-site SANG, which would be accessed from the existing footpath, will bring more pedestrians to this part of Edmondsham Road. However, it is considered unlikely that the increase in footfall would result in any noticeable increase in disturbance, over and above that experienced from the vehicular use of the road.

6.13.13 Whilst the site is designated as an Area of Great Landscape Value, it has also been allocated as a New Neighbourhood within the Development Plan, and the principle of developing around 230 units has therefore been established. The submitted details indicate a substantial amount of landscaping and open spaces, particularly along the north-western part of the larger development area, which provides a significant landscape buffer between the proposed housing and the countryside beyond. In the north- eastern section of the site, single-storey units are proposed alongside the off-site SANG. The indicative details in relation to the proposed scale indicate that the taller units would be located more centrally within the development, or at any rate, further away from the boundaries with open spaces. The indicative building heights are not considered to be excessive, in the locations indicated, for a suburban style of development, and with the provision of further landscaping works, the proposal need not result in significant visual harm beyond the site’s boundaries.

6.13.14 In the absence of more detailed information relating to the proposed site and building levels; the siting of openings within the proposed buildings; and other information concerning the proposal’s layout, appearance, and scale, it is not possible at this time to determine the acceptability of the proposal in these respects. These matters will need to be addressed at the reserved matters stage, and a range of conditions are recommended to ensure that adequate details are submitted for the Council’s consideration. These include details such as boundary treatment, refuse storage, cladding materials, landscaping, and so on. However, based on the indicative information submitted, it appears that a development of up to 230 units could, in principle, be achieved at the site in terms of its layout, appearance, scale, and the associated impacts on visual and residential amenity.

6.14 OTHER CONSIDERATIONS

6.14.1 The letter received from ‘Bargate Homes’ states that there is some inconsistency in the submitted plans concerning the location of an existing hedge. It is considered that this matter does not materially affect this proposal for access arrangements, and can be addressed at the reserved matters stage when details of the proposal’s layout and landscaping are assessed.

6.14.2 The East Dorset Environmental Partnership and the Campaign to Protect Rural England (CPRE) have raised concerns about the proposal’s potential for light pollution and the impact of this on biodiversity. The proposed residential development will, inevitably, add to light pollution, however, it is considered that this can be adequately mitigated through the design of the proposed external lighting, and a planning condition is proposed.

6.14.3 Comments received have stated that the proposed location is not sustainable and that the development would be car-dominated. Policy VTSW4 of the Core Strategy has identified the site under consideration for a New Neighbourhood and, in effect, establishes the principle of residential development in this location. It is anticipated that many of the site’s future occupiers will make use of private, motorised means of transportation to access the site and the indicative details submitted suggest that the site can accommodate an appropriate amount of parking spaces. However, there will be opportunities for future residents to make use of alternative means of transportation should they choose to, with pedestrian and cycle links proposed that would connect with the surrounding area, along with nearby bus routes. A condition is also proposed requiring the approval of a Travel Plan, to ensure a package of measures to encourage alternative means of transport is deployed.

6.14.4 Other comments received state that the development would place additional pressure on local services and that flats are not appropriate in the location. As discussed, the principle of a residential development at this location has already been established as part of the Development Plan process, with the area being deemed capable of accommodating the amount of housing proposed. Policy VTSW4 does not stipulate the types of units that should be provided; the proposed housing mix was discussed earlier in this report and is considered acceptable. The proposed flatted development would involve three-storey structures, but it is considered that the site would be capable of accommodating such development, subject to appropriate design and landscaping, based on the indicative details provided.

6.15 CONCLUSION 6.15.1 This planning application would assist the Council in the delivery of new homes, and following an extensive process of discussion and negotiation between the developer, Council officers, and consultees, it is considered that all significant objections have now been satisfactorily addressed and that outline planning consent should be granted.

6.15.2 Subject to the completion of a legal agreement to secure the following:

▪ Strategic Access Management and Monitoring (SAMM) Payment (heathland management): A sum of £57,750 to be paid by the applicant.

▪ Suitable Alternative Natural Green Space (SANG): Developer to provide the proposed SANG areas, in accordance with a scheme to be agreed in writing, with transfer of ownership to the Council. Total SANG maintenance, covering the on-site SANG and associated northern SANG (application 3/16/1295/COU): £1,214,112.25 to be paid by the applicant.

▪ Public Open Space: Developer to provide the proposed areas, in accordance with a scheme to be agreed in writing, with transfer of ownership to the Council. A total maintenance sum, of £286,814.80, is to be paid by the applicant.

▪ SANG and Public Open Space Construction Monitoring: A financial contribution of £10,000 is to be paid by the developer for officer time to ensure the areas to be transferred to the Council are constructed to an acceptable standard.

▪ Romford Bridge Copse SNCI Maintenance: A financial contribution of £10,000 to be paid by the developer.

▪ Local Area of Play: Developer to provide the proposed LAP, in accordance with a scheme to be agreed in writing by the Council. On completion of the LAP, to the Council’s satisfaction, ownership of the LAP is to be transferred to the Council with a financial contribution of £22,400 towards the cost of long- term maintenance to be paid by the applicant.

▪ Local Equipped Area for Play: A financial contribution of £335,401 to be paid by the developer to the Council to enable the Council to provide an enhanced off-site LEAP, with £70,000 towards long-term maintenance to be paid by the applicant.

▪ Drainage Arrangements: To be provided by the applicant in accordance with a scheme to be agreed in writing by the Council. On completion, to the Council’s satisfaction, ownership of the relevant areas is to be transferred to the Council, with a sum of £172,000, for monitoring and maintenance, to be paid by the applicant to the Council. ▪ Education Contribution: A financial contribution of £1,352,480.50 to be paid by the applicant to the Education Authority.

▪ Affordable Housing: 80 units (34.8%) to constitute affordable housing (comprising 29% shared ownership units and 71% of the units to be available for affordable rent, and 14% of the units capable of being adapted to Lifetime Homes standards), based on the unit mix discussed later in this report.

▪ Access to Neighbouring Land: A clause to ensure that the Bargate land is capable of being connected to the site. Should reasonable endeavours between the two landowners fail to result in agreement, the adjoining landowner will be able to seek a binding decision from an independent valuer.

▪ Highway Works: Eastworth Road Bellmouth adjustments; pedestrian crossing; and cycle/footpaths on the northern side of Edmondsham Road. A financial contribution of £100,000 is to be paid by the applicant.

And subject to those conditions referred to in this report, the proposal is considered to be acceptable, having regard to Policies HE2, HE3, HE4, KS1, KS11, KS12, LN1, LN2, LN3, ME1, ME2, ME4, ME6, and VTSW4 of the Core Strategy, Policies DES2, DES11, LTDEV1, and WENV4 of the East Dorset Local Plan, and all other material considerations.

Recommendation: Grant, subject to the following conditions:

Conditions/Reasons:

1. a) Before any development is commenced details of 'Reserved Matters', (that is any matters in respect of which details have not been given in the application and which concern the siting, design or external appearance of the building(s) to which this permission and the application relates, or to the means of access to the building(s) or the landscaping of the site) shall be submitted to and approved in writing by the Local Planning Authority.

(b) An application for approval of any 'Reserved Matters' must be made not later than the expiration of three years beginning with the date of this permission.

(c) The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the Reserved Matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

Reason: (a) This condition is required to be imposed by the provisions of Article 5(1) of the Town and Country Planning (Development Management Procedure) Order 2015: (1) of the (b) and (c) These conditions are required to be imposed by Section 92 of the Town and Country Planning Act 1990. 2. The development hereby permitted shall be carried out in accordance with the following approved plans:

"PENN140603 SLP-01 RevH" "PENN140603 ALAS - 01" "4642/003 Rev I"

Consideration was given to the following indicative plans as part of the assessment exercise. For the avoidance of doubt, planning consent is not given in relation to these:

PENN140603 SKL-04 Rev M (Indicative Layout) PENN140603 PKP - 01 Rev C (Indicative Parking Plan) PENN140603 MXP - 01 Rev A (Indicative Unit Mix) PENN140603 SHP - 01 (Indicative Building Heights) Landscape Masterplan edp2465_20k

Reason:

For the avoidance of doubt and in the interests of proper planning.

3. As part of any reserved matters submission, relating to the proposal's layout and scale, details of the existing and proposed site levels, including the floor levels of the proposed buildings, and the relationship between the site's proposed levels and the surrounding ground levels, shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall include a site-wide topographical survey, along with cross-sections and long-sections of the proposed development relative to neighbouring development. The development shall be undertaken in accordance with the approved details and be retained as such for the life of the development.

Reason:

In the interests of visual and residential amenity and in accordance with Policy HE2 of the Christchurch and East Dorset Core Strategy.

4. No development shall take place until a detailed and finalised surface water management scheme for the site, based upon the hydrological and hydrogeological context of the development, has been submitted to, and approved in writing by the local planning authority. The surface water drainage scheme shall be implemented in accordance with the approved details prior to the occupation of the first residential unit.

Reason:

To prevent increased risk of flooding and to improve and protect water quality.

5. Prior to the commencement of the drainage works approved as part of condition 4, details of maintenance and management of the surface water drainage scheme have been submitted to and approved in writing by the local planning authority. The scheme shall be implemented prior to the first occupation of the residential development, and thereafter managed and maintained in accordance with the approved details. These should include a plan for the lifetime of the development, the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime.

Reason:

To ensure future maintenance of the surface water drainage system and to prevent increased risk of flooding.

6. No development shall take place until a detailed design specification of the proposed attenuation ponds and associated pipework have been submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details prior to the first occupation of the first residential unit, and shall be retained as such for the life of the development.

Reason:

In the interests of sustainable surface water drainage and in accordance with Policy ME6 of the Christchurch and East Dorset Core Strategy.

7. No development shall take place until a scheme of foul drainage has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the occupation of the first residential unit, and shall be retained as such for the life of the development.

Reason:

In accordance with Policy ME6 of the Christchurch and East Dorset Core Strategy.

8. Prior to the implementation of the vehicular access points into the site from the public highway, details of the access and geometric highway layout shall be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation of the residential development, and shall be retained as such indefinitely.

Reason:

In the interests of highway safety.

9. Prior to the occupation of the first dwelling the following works shall be constructed in accordance with a scheme that has been approved in writing by the Local Planning Authority: • The provision of the new junctions onto Edmondsham Road, as shown on Dwg No 4642/003 Rev I. • The provision of a pedestrian crossing, associated new footway and geometry modifications at the junction of Edmondsham Road and Eastworth Road, as shown on Dwg No 4642/003 Rev I (or similar scheme to be agreed in writing with the Local Planning Authority). • The provision of a new cycleway/footway along the northern side of Edmondsham Road to the roundabout to the southeast, as shown on Dwg No 4642/003 Rev I.

Reason:

These specified works are a pre-requisite for allowing the development to proceed.

10. Within 36 months of the commencement of development, the internal road layout, connecting Edmondsham Road to the area hatched blue, on the plan referenced "PENN140603 ALAS - 01", shall have been completed. Both the access road and the area hatched blue shall be kept free of any permanent obstructions for the life of the development.

Reason:

To allow for the potential development of land allocated for residential development under Policy VTSW4 of the Christchurch and East Dorset Core Strategy.

11. As part of any reserved matters application relating to the proposal's layout, details of the proposed parking spaces shall be submitted for the approval in writing of the Local Planning Authority. The submitted details shall include parking space dimensions; the distances between adjoining spaces where appropriate; numbering to indicate the relationship between parking spaces and residential units; and information demonstrating that the proposed parking and manoeuvring spaces would be useable. The development shall only be undertaken in accordance with the approved parking layout, and shall be retained as such for the life of the development.

Reason:

In accordance with Policies KS11 and KS12 of the Christchurch and East Dorset Core Strategy.

12. As part of any reserved matters application, relating to the layout and appearance of the development, a scheme showing precise details of the proposed bicycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be completed prior to the first occupation of the residential development and, thereafter, shall be maintained, kept free from obstruction, and kept available for the purpose specified. Reason:

To encourage the use of sustainable transport modes.

13. No development shall take place until a Construction Traffic Management Plan and programme of works has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include construction vehicle details (number, size, type and frequency of movement), vehicular routes, delivery hours and contractors’ arrangements (compound, storage, parking, turning, surfacing, drainage and wheel wash facilities).

The plan shall also include provision for:

• Inspection of the highways serving the site jointly between the developer (or his contractor) and Dorset Highways prior to work commencing and at regular, agreed intervals during the construction phase so that any damage to the edges of the carriageway and verges can be identified and suitable remedial works, to be paid for by the developer, agreed.

• A scheme of signing of the heavy vehicle route to the site agreed with advice/warning signs at appropriate points.

The development shall be carried out strictly in accordance with the approved Construction Traffic Management Plan.

Reason:

In the interests of road safety.

14. No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

i. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

ii. wheel washing facilities

iii. measures to control the emission of dust and dirt during construction

vi. a scheme for recycling/disposing of waste resulting from demolition and construction works

Reason:

This information is required prior to commencement to safeguard the amenity of the locality in accordance with Policy DES2 of the East Dorset Local Plan. 15. No development shall take place until near-surface soil samples have been taken from across the site and analysed for the presence of pesticides/herbicides, with analysis to be carried out by an MCERTS accredited laboratory. A Tier 1 human health risk assessment shall be carried out using the data provided by this analysis, with the results and any necessary remediation measures, being submitted to and approved in writing by the Local Planning Authority. The approved remediation measures shall be undertaken prior to the commencement of development.

Reason:

In the interests of public health and in accordance with Policy DES11 of the East Dorset Local Plan.

16. No development shall take place until details of the proposed on-site SANG have been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include details of the proposed layout; infrastructure specification and costings; hard and soft landscaping; along with any proposed structures and equipment. The development shall be undertaken in accordance with the approved details prior to the first occupation of the first residential unit, and shall be retained as such for the life of the development.

Reason:

To provide adequate heathland mitigation in accordance with Policy ME2 of the Christchurch and East Dorset Core Strategy.

17. Prior to the first occupation of the first residential unit, a management plan relating to the proposed on-site SANG has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall set out specific habitat management and enhancement measures; frequency and nature of SANG maintenance measures; clear functional objectives for each SANG parcel; site leaflet production and publication; and the means by which the SANG management strategies can be adapted over time. The approved scheme shall be implemented prior to the first occupation of the residential development and shall continue to be undertaken in accordance with the timetable(s) established within the approved details.

Reason:

In the interests of securing appropriate SANG management and maintenance measures, and in accordance with Policy ME2 of the Christchurch and East Dorset Core Strategy.

18. Prior to the commencement of the approved public open spaces, details shall be submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include details of the proposed layout; infrastructure specification and costings; hard and soft landscaping; along with any proposed structures and equipment. The approved scheme shall be completed prior to the first occupation of the residential units, and shall be retained as such for the life of the development.

Reason:

To provide adequate open space provision in accordance with Policy HE4 of the Christchurch and East Dorset Core Strategy.

19. As part of any reserved matters application relating to the proposal’s layout and scale, details of the proposed local area of play and a schedule of implementation shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be undertaken in accordance with the approved scheme of implementation and shall be retained for the life of the development.

Reason:

In the interests of providing adequate recreation facilities in accordance with Policy HE4 of the Christchurch and East Dorset Core Strategy.

20. As part of any application for reserved matters in relation to the proposal’s appearance, details which demonstrate how the development will achieve at least 10% of the total regulated energy used in the dwellings from renewable sources, shall be submitted for the approval, in writing, of the Local Planning Authority. The approved scheme shall be implemented in accordance with the approved details and shall be retained as such for the life of the development.

Reason:

To help meet the UK's carbon emissions targets and comply with Policy ME4 of the Christchurch and East Dorset Local Plan, Part 1 - Core Strategy.

21. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted to and approved in writing by the Local Planning Authority. This scheme shall cover archaeological fieldwork together with post-excavation work and publication of the results.

Reason:

In the interests of protecting archaeological remains that may exist at the site.

22. The development hereby approved shall not be brought into use until the provisions of the submitted 'Biodiversity Mitigation Plan' dated 24th November 2016, as certified approved by Dorset County Council - Natural Environment Team on 24th November 2016, have been brought into effect. The works and specifications outlined in this approved plan must be completed in full, unless any modifications to the agreed mitigation, as a result of the requirements of a European Protected Species Licence, have first been agreed in writing by the Local Planning Authority. Thereafter, the approved mitigation measures shall be permanently maintained and retained in accordance with these approved details.

Reason:

To make provision for protected species in accordance with the National Planning Policy Framework.

23. As part of any reserved matters submission relating to the proposed landscaping, details of all hard and soft landscaping relating to the residential development shall be submitted. Soft landscape plans shall include the locations of trees and shrubs to be retained and proposed planting, schedules of proposed plants noting species, plant sizes, and proposed numbers/densities. In addition, full details of the use of 'Silva Cell' or similar for tree planting and appropriate irrigation shall be provided. All planting, seeding or turfing comprised within the scheme shall be carried out in the first planting season following completion of the development and any trees or plants which within a period of 5 years from completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species.

Reason:

In interests of visual amenity and in accordance with Policy HE2 of the Christchurch and East Dorset Core Strategy.

24. Prior to the commencement of works relating to external lighting, details shall be submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include a lighting assessment with measures to prevent light-spill into the surrounding area. The development shall be undertaken in accordance with the approved scheme and be retained as such for the life of the development.

Reason:

In accordance with Policy LTDEV1 of the East Dorset Local Plan.

25. As part of any reserved matters application relating to the proposal’s layout, scale, and appearance, details of the proposed means of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation of each respective unit, and shall be retained as such for the life of the development.

Reason: In the interests of visual and residential amenity, and in accordance with Policy HE2 of the Christchurch and East Dorset Core Strategy.

26. As part of any application for reserved matters relating to the proposal’s layout and scale, details of the proposed boundary treatment throughout the residential development shall be submitted for the approval in writing by the Local Planning Authority. The boundary treatment in relation to each residential unit shall be completed, in accordance with the approved details, prior to the first occupation of that unit.

Reason:

In the interests of visual and residential amenity and in accordance with Policy HE2 of the Christchurch and East Dorset Core Strategy.

27. As part of any application for reserved matters relating to the proposal’s appearance, details of all external cladding materials relating to the proposed buildings, including doors and windows, shall be submitted for the approval in writing of the Local Planning Authority. The submitted details shall include samples which are to be provided on site for inspection. The development shall be undertaken in accordance with the approved details and shall be retained as such for the life of the development.

Reason:

In the interests of visual amenity and in accordance with Policy HE2 of the Christchurch and East Dorset Local Plan.

28. As part of any application for reserved matters relating to the proposal’s layout and scale, a scheme of affordable housing shall be submitted for the written approval of the local planning authority. The submitted details shall include information about the siting, size, and tenure type of the affordable units. The development shall be undertaken in accordance with the approved details.

Reason:

In accordance with Policies LN2 and LN3 of the Christchurch and East Dorset Core Strategy.

29. As part of any reserved matters application relating to the proposed site layout, details of the proposed improvements relating to the entrance to the northern SANG from Edmondsham Road, shall be submitted for the approval in writing of the Local Planning Authority. The approved scheme shall be completed prior to the first occupation of the residential development and shall be retained as such for the life of the development.

Reason: In the interests of protecting heathland and in accordance with Policy ME2 of the Christchurch and East Dorset Core Strategy.

30. Prior to the first occupation of the first dwelling a Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall outline measures to encourage non-car, sustainable forms of transportation, including a scheme of implementation. The approved measures shall be undertaken in accordance with the approved scheme of implementation..

Reason:

In the interests of sustainable development and in accordance with the guidance contained in the National Planning Policy Framework.

31. Before any equipment, materials or machinery are brought onto the site for the purposes of development, a pre-commencement site meeting between the Tree Officer, Arboricultural Consultant and Site Manager shall take place to confirm the protection of trees on and adjacent to the site in accordance with the Arboricultural Report prepared by Barrell Tree Consultancy, ref: 14241 – AA2 - DC dated the 15.06.2016. The tree protection measures shall be positioned as shown on the Tree Protection Plan, ref: 14241- BT5 and to the standard for the protective fencing referred to in BS5837.2012 section 6 figure 2. The tree protection measures shall be retained until the development is completed and nothing shall be placed within the fencing, nor shall any ground levels be altered or excavations made without the written consent of the Local Planning Authority.

Reason:

To prevent retained trees on site from being damaged.

32. Prior to commencement of works on site, samples of all cellular confinement system (CCS) products to be used shall be submitted to and approved in writing by the Local Planning Authority. In addition, infill aggregates for the CCS shall not be calcareous in nature, but an angular clean flint or granite material. Samples of which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in accordance with the approved details.

Reason: To prevent retained trees on site from being damaged.

33. Notwithstanding the details already submitted, prior to any equipment, materials or machinery being brought onto the site for the purposes of development, a site plan annotated with the final locations of all underground service routes shall be submitted. No services shall be located within the root protection areas of trees shown on the submitted Report prepared by Barrell Tree Consultancy, ref: 14241 – AA2 - DC dated the 15.06.2016, unless written approval from the Local Planning Authority has been gained prior to any development commencing on site. Reason: To prevent retained trees on site from being damaged.

34. No construction works or construction related deliveries into the site shall take place other than between the hours of 08.00 to 18.00 on Monday to Friday and 08.00 to 13.00 hours on Saturdays unless agreed in writing with the local planning authority. No construction works or construction related deliveries shall take place on Sundays, Bank or Public Holidays unless otherwise agreed in writing by the local planning authority.

Reason:

In interests of local amenity and in accordance with Policy HE2 of the Christchurch and East Dorset Core Strategy.

Informatives:

1. 1) If the applicant wishes to offer for adoption any highways drainage to DCC, they should contact DCC Highway’s Development team at [email protected] as soon as possible to ensure that any highways drainage proposals meet DCC’s design requirements.

2) Prior Land Drainage Consent (LDC) may be required from DCC’s FRM team, as relevant LLFA, for all works that offer an obstruction to flow to a channel or stream with the status of Ordinary Watercourse (OWC) – in accordance with s23 of the Land Drainage Act 1991. The modification, amendment or realignment of any OWC associated with the proposal under consideration, is likely to require such permission. We would encourage the applicant to submit, at an early stage, preliminary details concerning in-channel works to the FRM team. LDC enquires can be sent to [email protected].

3) The highway improvement(s) referred to in the recommended condition above shall be carried out to the specification and satisfaction of the Local Highway Authority in consultation with the Local Planning Authority and it will be necessary to enter into an agreement, under Section 278 of the Highways Act 1980, with the Local Highway Authority, before any works commence on the site.

4) The applicant is advised that, notwithstanding this consent, if it is intended that the highway layout be offered for public adoption under Section 38 of the Highways Act 1980, the applicant should contact Dorset County Council’s Development team. They can be reached by telephone at 01305 225401, by email at [email protected], or in writing at Development team, Dorset Highways, Environment and the Economy, Dorset County Council, County Hall, Dorchester, DT1 1XJ.

5) The applicant should be advised that the Advance Payments Code under Sections 219-225 of the Highways Act 1980 may apply in this instance. The Code secures payment towards the future making-up of a private street prior to the commencement of any building works associated with residential, commercial and industrial development. The intention of the Code is to reduce the liability of potential road charges on any future purchasers which may arise if the private street is not made-up to a suitable standard and adopted as publicly maintained highway. Further information is available from Dorset County Council’s Development team. They can be reached by telephone at 01305 225401, by email at [email protected], or in writing at Development team, Dorset Highways, Environment and the Economy, Dorset County Council, County Hall, Dorchester, DT1 1XJ.

6) Under the terms of the Land Drainage Act 1991 the prior written Land Drainage Consent of the Lead Local Flood Authority (Dorset County Council in this case) is required for any proposed works or structures that could affect the flow of an ordinary watercourse (all non-main river watercourses/streams/ditches etc). To discuss the scope of their controls and please contact Gary Cleaver at Dorset County Council on [email protected] . Therefore, the applicant is likely to require Land Drainage Consent for any ditch realignment.

7) Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. We recommend the applicant refer to our Pollution Prevention Guidelines, which can be found at: https://www.gov.uk/government/collections/pollution-prevention-guidance-ppg Waste Management

Should this proposal be granted planning permission, then in accordance with the waste hierarchy, we wish the applicant to consider reduction, reuse and recovery of waste in preference to offsite incineration and disposal to landfill during site construction.