Committee Report
Item No: 2 Reference: DC/19/00022 Case Officer: Alex Scott Ward: Stradbroke & Laxfield. Ward Member/s: Cllr Julie Flatman.
RECOMMENDATION – GRANT OUTLINE PLANNING PERMISSION WITH CONDITIONS
Description of Development Outline Planning Application (Access to be considered) Erection of up to 60 no. dwellings and construction of access to New Street.
Location Land To The South Of, New Street, Stradbroke, Suffolk
Parish: Stradbroke Expiry Date: 26/04/2019 Application Type: OUT - Outline Planning Application Development Type: Major Small Scale - Dwellings Applicant: AAH Planning Consultants Agent: Mr P Booth
PART ONE – REASON FOR REFERENCE TO COMMITTEE
The application is referred to committee for the following reason/s:
It is a “Major” application for:
- A residential land allocation for 15 or more dwellings
Details of Previous Committee / Resolutions and any member site visit None
Has a Committee Call In request been received from a Council Member? No
Details of Pre-Application Advice Pre-application advice, regarding the principle of up to 60 dwellings on the site was given by your officers in October 2018.
PART TWO – POLICIES AND CONSULTATION SUMMARY
Summary of Policies
NPPF - National Planning Policy Framework FC01 - Presumption In Favour Of Sustainable Development FC01_1 - Mid Suffolk Approach To Delivering Sustainable Development FC02 - Provision And Distribution Of Housing CS01 - Settlement Hierarchy CS03 - Reduce Contributions to Climate Change CS04 - Adapting to Climate Change CS05 - Mid Suffolk's Environment CS06 - Services and Infrastructure CS09 - Density and Mix GP01 - Design and layout of development HB01 - Protection of historic buildings HB08 - Safeguarding the character of conservation areas HB14 - Ensuring archaeological remains are not destroyed H13 - Design and layout of housing development H14 - A range of house types to meet different accommodation needs H15 - Development to reflect local characteristics H16 - Protecting existing residential amenity H17 - Keeping residential development away from pollution CL08 - Protecting wildlife habitats CL11 - Retaining high quality agricultural land T02 - Minor Highway improvements T04 - Planning Obligations and highway infrastructure T09 - Parking Standards T10 - Highway Considerations in Development T11 - Facilities for pedestrians and cyclists H04- Proportion of Affordable Housing RT04 - Amenity open space and play areas within residential developmentNeighbourhood Plan Status
This application site is within a Neighbourhood Plan Area.
The Neighbourhood Plan is currently adopted by the Local planning Authority. Accordingly, the Neighbourhood Plan has significant weight, as part of the development plan. The relevant policies of the Stradbroke Neighbourhood Plan 2016 – 2036 are listed below:
STRAD1 – Development Strategy and Principles STRAD2 – Design Principles STRAD3 – Housing Mix STRAD4 – Utilities Provision STRAD5 – Flood Mitigation STRAD6 – Education and Health Infrastructure STRAD7 – Community Infrastructure STRAD8 – Highway Access and Pedestrian Movement
STRAD9 – Parking Provision STRAD10 – Local Green Spaces STRAD11 – Historic Environment and Design STRAD12 – Light Pollution STRAD17: Land South of New Street (Site Allocation)
Consultations and Representations
During the course of the application Consultation and Representations from third parties have been received. These are summarised below.
A: Summary of Consultations
Stradbroke Parish Council Councillors voted unanimously to agree in principle this application but noted the following:
- Any detailed planning application must fully comply with the Stradbroke Neighbourhood Plan Policy STRAD17 and any other Neighbourhood Plan policies relevant to this development. - The Parish Council note that a full viability study on all sites in the Neighbourhood Plan was carried out as part of the Neighbourhood Plan preparation; the study demonstrates this site is capable of delivering 35% affordable housing. - The Parish Council would welcome dialogue with the developer of this site.
Horham and Athelington Parish Council The authority must take into account the detrimental effect this proposal could have on Stradbroke and the surrounding villages.
SCC - Highways No objection - Subject to suggested conditions and obligations: Development should not be prevented or refused on highways grounds as there are no unacceptable impacts on highway safety, or the residual cumulative impacts on the road network would be severe. Should the Planning Authority be minded to grant planning approval the Highway Authority in Suffolk would recommend they include the suggested conditions and obligations.
SCC - Travel Plan Co-ordinator No comment to make in regards to a Travel Plan, as the existing sustainable transport infrastructure is limited for commuting purposes, in addition to the development being too small to justify a formal Travel Plan in accordance with national planning guidance.
The Environment Agency No Objections - The site lies approximately 500m to the north east of a permitted pig farm at Hepwood Lodge Farm which is regulated by the Environment Agency. Confirm that to date the EA have not received any complaints from residents in Stradbroke relating to this farm. Consider the existing foul sewage network and Eye Water Recycling Works have capacity for the proposed flows resulting from the development.
MSDC - Environmental Management - Land Contamination No objection to the proposed development from the perspective of land contamination. Request that MSDC - Environmental Management are contacted in the event of unexpected ground conditions being encountered during construction and that the developer is made aware that the responsibility for the safe development of the site lies with them.
MSDC - Environmental Management - Noise/Odour/Light/Smoke No adverse comments to make and no objection to the proposed development - Subject to hours of working condition during construction.
MSDC - Environmental Management - Air Quality No Objections - Confirm that the existing good air quality at the location is unlikely to be significantly compromised by the proposed development - No objections to the proposed development from the perspective of air quality.
MSDC - Environmental Management - Sustainability Issues No detail of sustainable techniques, materials, technology provided - Advise suggested condition to ensure the development meets the Council's environmental obligations.
SCC - Local Lead Flood Authority Recommend approval of this application subject to conditions.
Natural England Do not wish to make comment.
MSDC - Ecology Consultants No objection subject to securing biodiversity mitigation and enhancement measures - Suggested conditions advised.
MSDC - Landscape Consultants Raise no objection should comments provided be taken forward as part of a reserved matters submission. Advise suggested conditions should permission be granted.
MSDC - Heritage Team The Heritage Team considers that the proposal would cause less than substantial harm to a designated heritage asset because it would erode the semirural character of the setting of the nearby listed building. The level of harm would be low. The Heritage Team recognises that consideration of layout and landscaping offer opportunity to reduce and mitigate this harm. The Heritage Team recommends that the harm be weighed against public benefits arising from the proposal.
SCC - Archaeological Service There are no grounds to consider refusal of permission to achieve preservation in situ of any important heritage assets. However, in accordance with the NPPF, any permission granted should be the subject of a planning condition to record and advance understanding of the significance of any heritage asset before it is damaged or destroyed.
MSDC - Strategic Housing This development triggers an affordable housing contribution under current local policy of 35% = 21 AH dwellings (based on 60 dwellings).
SCC - Strategic Development Contributions Manager Breakdown of public infrastructure which will form the basis of a future bid to Mid Suffolk District Council for CIL funds provided, should planning permission be granted and implemented.
NHS England (50+ Dwellings/C2/Care Or Nursing Homes) Do not wish to raise an objection - This development is not of a size and nature that would attract a specific Section 106 planning obligation. Therefore, a proportion of the required funding for the provision
of increased capacity by way of extension, refurbishment or reconfiguration at Stradbroke Surgery (and its main Fressingfield Medical Centre), servicing the residents of this development, would not be sought from the CIL contributions collected by the District Council.
SCC - Fire & Rescue Access to buildings for fire appliances and firefighters must meet with the requirements specified in current Building Regulations. Recommend that fire hydrants be installed within this development on a suitable route for laying hose, i.e. avoiding obstructions. Recommend that proper consideration be given to the benefits derived from the provision of an automatic fire sprinkler system.
Suffolk Police - Design Out Crime Officers Strongly recommend that an application for Secured by Design (SBD) approval is made for this development.
Sport England No object to the principle of development, as it would meet exception E3 of our playing fields policy. Request that suitable mitigation is provided to protect neighbouring properties from Cricket Ball strikes from the adjacent playing fields.
Hoxne Parish Council No comments received.
Suffolk Wildlife Trust No Comments received.
MSDC - Planning Policy No comments received.
EDF Energy - New Supply No comments received.
Anglian Water No comments received.
Communities (Major Development) No comments received.
Public Realm No comments received.
B: Representations
9 third party letters of concern or objection have been received during the course of determination. Comments received are summarised below:
- If the outline planning application is outside or differs from that proposed in the Stradbroke Neighbourhood Plan then the application must be rejected; - The planning application should not be determined prior to the adoption of the Neighbourhood Plan; - The proposed development does not retain the character of the village but encroaches onto prime agricultural land that should remain in agriculture;
- The proposed location and number of dwellings is not shown and is vague (up to 60) consider more detail is required in order to assess the proposal; - The proposed development affects the setting of listed buildings and would result on harm to their setting; - The proposal would spoil the character of the village conservation area; - The proposed development t would detriment highway safety and the proposed access junction would be unsafe; - The proposal would result in a further 120 vehicles (assuming two per household), resulting in potential obstructions and traffic tail backs, especially at peak times; - Existing on-street parking issues in the village will be exacerbated; - Concern with regards the potential impact on existing residents with regards light and noise resulting from the propose development; - Consider existing infrastructure, including utilities, health, schools and transport are at or near capacity and will struggle to cope with the proposed development; - Concern with regards the potential impact on ecological species; - Concern with regard site drainage and flood risk; - Concern that the proposal would prevent the expansion of the village's existing sports facilities
PLANNING HISTORY
None relevant.
PART THREE – ASSESSMENT OF APPLICATION
1. The Site and Surroundings
1.1. The application site is located at Stradbroke, a Key Service Centre as designated in policy CS1 of the Development Plan.
1.2. The site is located at the western edge of the village, on existing grade 3 agricultural land, south of New Street, and extends to approximately 4.1 hectares.
1.3. The site is relatively level throughout with no significant site level changes.
1.4. The site is bordered by: New Street to the north; Existing dwellings at New Street Close to the north-east; Existing dwellings at Wood Fields, and Community Playing Fields, to the east; and open agricultural fields to the south and west.
1.5. The site affects the setting of listed buildings on the opposite side of New Street and lies approximately 50 metres outside of the village conservation area, located approximately 50 metres to the north-east.
1.6. The site lies outside of the existing village settlement boundary, as designated in the current development plan. The site is, however, allocated in the current adopted village neighbourhood plan (Site C / Policy STRAD17).
2. The Proposal
2.1. The application seeks Outline Planning Permission, with all matters reserved, save for access, for the erection of up to 60 no. new dwellings on the site and construction of an estate road junction access to New Street.
2.2. The application site is divided up into two distinct areas, with the northern portion (approximately 2.5 hectares) proposed for housing development and the southern portion (approximately 1.6 hectares) being proposed as a recreational area to complement existing community facilities adjacent to the east.
2.3. The proposed density of housing development is up to 24 dwellings per hectare.
2.4. The application includes a proposal for the creation of a paved footpath link from the site, along the New Street Frontage, linking into the village’s existing public footpath network adjacent to New Street Close. The possibility of a footpath connection, through the proposed open space, connecting to the village community playing fields is also offered.
2.5. The application also includes the provision of approximately 910 square metres of public open space, and a Locally Equipped Area for Play (LEAP) at the centre of the proposed housing development.
2.6. The application would also secure the onsite delivery of 35% affordable housing (up to 21 affordable dwellings) and secure a financial contribution towards improvements to the existing bus stops adjacent to the site, fronting New Street.
3. The Principle Of Development
3.1. The application site is allocated in the adopted Stradbroke Neighbourhood Plan 2016 – 2036 at allocation policy STRAD17.
3.2. Policy STRAD17 provides the following:
“Land to the south of New Street (approximately 4.4 hectares as identified on the Proposals Map) is allocated for residential development and community open space. Proposals will be supported subject to the following criteria: it provides approximately between 43 and 60 dwellings; and the southern half of the site is provided as community land for an extension of the existing playing fields with associated car parking; and it provides a mix of dwellings in accordance with Policy STRAD3; and the design of dwellings is in accordance with the requirements of Policy STRAD2; and green open space is provided to serve the new dwellings; and vehicular access is provided via New Street; and a direct footway link is provided on the south side of New Street from the boundary of the site to link up with the existing footway on New Street; and there is no development of land at risk of surface water flooding which should instead be used to provide an appropriate drainage solution to serve the needs of the development in accordance with Policies STRAD4 and STRAD5 (and be accompanied by an appropriate management strategy); and it maintains or preferably improves the water quality in the Chickering Bec and its tributary; and it is served by a sustainable long term solution in respect of electricity provision in accordance with Policy STRAD4; and
in order to protect the amenity of neighbouring properties and to provide an appropriate buffer with the open countryside and community land, landscape buffers are provided on all boundaries of the site and, where relevant, meet the requirements of Policy STRAD2. As the site is on the edge of the medieval settlement and has not been systematically assessed for archaeological remains, any planning application should be supported by the results of an archaeological evaluation which enables impacts on archaeological remains to be considered and to allow for preservation if appropriate, or proposals for other mitigation.”
3.3. In assessment of the development proposals against the above listed criteria: the proposed development is for up to 60 dwellings, and the southern portion of the site is proposed as community land adjacent to the existing community playing fields, with proposed associated parking indicated. The proposal therefore meets the first two listed criteria of the allocation policy.
3.4. The applicant has indicated that the final mix and design of housing will be in accordance with criteria 2 and 3, listed above and with Neighbourhood Plan Policies STRAD2 and STRAD3. Such details are currently reserved but would be required to be provided in accordance with the provisions of this policy criteria at a reserved matters stage.
3.5. Green open space, in the form of 910 square metres of public open space and a LEAP are indicated to be proposed at the centre of the proposed housing development. The proposal is, therefore, considered to meet bullet point 5 of the above criteria.
3.6. The application provides full details of a new estate road access junction to new street and proposes a paved footpath connection link, along the New Street frontage. The proposal is, therefore, considered to meet bullet points 6 and 7 of the above criteria.
3.7. The technical requirements listed in bullet points 8, 9, 10 and 12 are considered capable of being addressed and are assessed in greater detail below.
3.8. With regards the requirements of bullet point 11 of the above criteria the indicative layout plan indicates landscape buffering will be provided to the western field boundary and to the eastern boundary adjacent to existing housing developments.
3.9. The proposal is, therefore, considered to meet the criteria, as required by policy STRAD 17 of the Neighbourhood plan.
3.10. In addition, the application site is considered to be sustainably located at a Key Service Centre Village with the following services and facilities within walking distance: Primary School; Secondary School; Convenience Store; Post Office; Bakery; Café; Takeaway; Public Houses; Church; Sport and Recreational Facilities; and Local Employment Opportunities.
3.11. The principle of the development proposal is, therefore, considered to be acceptable, and to represent sustainable development when assessed against the provisions of the NPPF, Development Plan and Adopted Neighbourhood Plan, when taken as a whole, subject to acceptability when assessed against all other material planning considerations. Those considered most relevant to the development proposal are set out below:
4. Design and Layout [Impact On Street Scene]
4.1. The proposed extent of housing development, as well as proposed soft landscape buffering, is indicated as part of this outline planning application. Further detail with regards the final layout,
scale, appearance and landscaping of the development is expected to be provided as part of a future reserved matters submission.
5. Landscape Impact and Proposed Soft Landscaping
5.1. The landscape impact assessment provided with the application provides a detailed narrative of the site, the proposal, background policies and indicative layout drawings. At this stage your officers consider the information provided to be appropriate for the purposes of determination of this current outline planning application. However moving forward it is expected that the applicant proposes a design and layout that is sensitive to the edge of settlement location that pays appropriate attention to the local landscape character and vernacular.
5.2. The Suffolk Landscape Character Assessment defines the site and the surrounding area as part of the Ancient Plateau Claylands landscape character type. Some of the key characteristics for the Ancient Plateau Claylands landscape character type are flat or gently rolling arable landscape dissected by small river valleys, field pattern of ancient enclosure, loosely clustered villages, scattered ancient woodland parcels and hedgerow with hedgerow trees. As a key service centre within this landscape character area, it would be expected that any emerging development should preserve or enhance these landscape characteristics.
5.3. As per the advice given by the Council’s Landscape Consultants should outline planning permission be granted, it is expected that the following details are secured and proposed at a reserved matters stage:
The carrying out of advance planting along the boundaries of the development. The site is bounded by hedgerows and trees but there is scope to enhance these by positive management and new planting. Therefore the planting design and species mixes proposed should be carefully chosen; The proposed dwellings should be designed so as to face out to the wider landscape rather than facing inwards with back garden boundaries adjoining the boundary buffer; Ensure the indicative swales and attenuation areas are sufficient for their purpose and that they are easily accessible for long term management; A landscape boarder of at least 5 metres between the boundary of the proposed housing development and existing residential properties adjacent to the site, to the south side of New Street; A green landscape buffer of at least 10 metres between the proposed housing development and new street, in line with existing adjacent properties to the south of new street, in the interest of streetscene character and the setting of listed buildings to the opposite side of New Street; The final layout and design should maintain the sense of village merging into farmland rather than abrupt boarder lines of two-storey + tall roofline dwellings; and Proposed dwellings should overlook the proposed internal public open space and play equipment, as well as the community green and recreation space to the southern portion of the site, in the interest of secure by design principles.
6. Impact on Heritage Assets
6.1. Opposite the proposed estate road access junction to new street lies a grade II listed building known as ‘Timbers’, which is now part of the linear development along the north
side of New Street. Like its neighbours ‘Timbers’ has open countryside to its rear. The last built development to the south of New Street is a close of retirement bungalows which stand opposite Timbers’ eastern neighbour. The open space at this point contributes to an impression that the properties are at the fringe of the built settlement.
6.2. The proposal would extend built settlement directly across the road from ‘Timbers’, giving an impression that it is entirely within the built settlement. Your heritage officers consider this impact to result in harm to the setting of the listed building, but given the present situation and in particular the unaffected open space to the rear of the building, the degree of harm to significance is considered to be less than substantial and low. Your heritage officers recognise that consideration of layout and landscaping offer opportunity to reduce and mitigate this harm.
6.3. Your heritage officers consider that there should be scope for retaining a rural feel at the access and frontage to New Street through handling of such matters as building type and size, density, layout and landscaping, with a view to reducing and mitigating impact of the development. A proposed green landscaping buffer of at least 10 metres between new street and the proposed housing development, as indicated, is considered to be sufficient to sufficiently mitigate the harm to the setting of the listed building identified. It is expected that such mitigation is proposed as part of a reserved matters submission.
6.4. In accordance with the provisions of the NPPF, the resultant public benefits of the proposal: Provision of public open space and recreation; Financial contributions towards improvements to existing community facilities; Provision of up to 21 affordable hosing units; and the contribution the proposal would make towards the District’s housing land supply, are considered to outweigh the low level of less than substantial harm to the significance of the listed building.
6.5. By reason of intervening existing housing developments the proposal is not considered to result in harm to the significance of any other listed building or the village conservation area.
6.6. The site lies in an area of archaeological potential recorded on the County Historic Environment Record. It is a large and previously un-investigated area at the edge of the known Medieval village of Stradbroke and near areas of scatters of medieval pottery. Thus, there is high potential for the discovery of below-ground heritage assets of archaeological importance within this area, and groundworks associated with the development have the potential to damage or destroy any archaeological remains which exist.
6.7. The County Archaeolgical Unit has assessed the application proposal and considers that there are no grounds to consider refusal of permission to achieve preservation in situ of any important heritage assets. However, in accordance with the provisions of the NPPF, it is advised that any permission granted should be the subject of a planning condition to record and advance understanding of the significance of any heritage asset before it is damaged or destroyed. It is considered that such a programme of archaeological works would be in accordance with the provisions of bullet point 12 of Neighbourhood plan Policy STRAD17.
7. Site Access, Parking And Highway Safety Considerations
7.1. SCC-Local Highway Authority have reviewed the Transport Assessment submitted with the application and the data supplied. The LHA summarise their findings as follows:
New Street is a B classified Road (B1117) and is part of the strategic highway network; The estimated Trip rate values given are too low for a rural location. By applying 0.7 trip rate, the vehicle trips during the AM and PM peak are more in the region of 42. This equates to an average 1.5 vehicles every minute) which is acceptable in this location; There are no injury accidents recorded on New Street, therefore, the area is not considered unsafe on highway grounds; The proposed footway provision to bus stops and village amenities for cyclists and pedestrians are considered to represent improvements to existing public highway infrastructure; The Primary School and High School are both 0.6 miles from the site; with the provision of footway link, the application proposal is considered to provide a safe route for the vulnerable user.
7.2. Taking all the above into account, it is the recommendation of your planning officers, on the advice of local highway authority engineers, that the proposed development should not be prevented or refused on highways grounds as there are no unacceptable impacts on highway safety, and the residual cumulative impacts on the road network are not considered to be severe.
7.3. Should acceptable estate road layout and parking provision be secured by way of reserved matters then the development proposal is considered acceptable in terms of highway safety and convenience considerations.
8. Flood Risk and Surface Water Drainage.
8.1. The application site is located completely within Environment Agency Flood Zone 1 and the nearest Flood Zone 2 or 3 lies approximately 750 metres to the west of the site. Future occupants are not, therefore, considered to be at significant risk from sources of flooding.
8.2. The applicant has provided a comprehensive scheme of surface water disposal with the application which has been assessed by the Local Lead Flood Authority at the County Council, who have raised no objection, subject to such a scheme being secured by way of conditions.
8.3. Furthermore, the Environment Agency has advised that there is sufficient capacity within existing mains sewage and water treatment infrastructure to accept foul water flows associated with the proposed development.
9. Land Contamination
9.1. The applicant has provided a full Phase 1 land contamination assessment with the application.
9.2. Council Land Contamination specialists have assessed the application proposal and the submitted report and raise no objection to the proposed development from the perspective of land contamination, subject to informal notes being added to any decision issued advising the developer to make contact with the Council in the event of unexpected ground conditions being encountered during construction and that the developer is made aware that the responsibility for the safe development of the site lies with them.
10. Ecology, Biodiversity And Protected Species
10.1. The applicant has submitted a preliminary ecological appraisal, carried out by a suitably qualified ecologist) with the application, which has been reviewed by the Council’s Ecological Consultants.
10.2. The Council’s Ecological Consultants are satisfied that there is sufficient ecological information available for determination of this outline application.
10.3. It is considered that the application proposal provides certainty of the likely impacts on Protected and Priority species/habitats and, with appropriate mitigation measures secured, the development can be made acceptable. The Council’s Ecological Consultants support the reasonable biodiversity enhancements proposed by the applicant, and it is advised that these should be secured by way of condition of any permission granted. It is considered that this will enable LPA to demonstrate its compliance with its statutory duties including its biodiversity duty under s40 NERC Act 2006.
10.4. Subject to compliance with conditions, as suggested by the Council’s Ecological Consultants, therefore, the proposal is not considered to result in significant harm to protected and priority ecological species or their habitats.
11. Impact On Residential Amenity
11.1. Adjacent properties to the south of New Street are bungalows with exposed gardens. Careful consideration must therefore be given to these properties and the impact new dwellings will have on the amenities currently enjoyed by occupants.
11.2. Should sufficient landscape buffering be provided, as indicated, between existing residential properties and the proposed housing development, and should the final design of housing avoid facing windows and significant overlooking, then such a proposal would unlikely result in significant impact on the amenities of existing residential properties.
11.3. Further consideration in this regard is require at reserved matters stage, should outline permission be granted.
PART FOUR – CONCLUSION
12. Planning Balance and Conclusion
12.1. The application proposal is considered to be in accordance with the provisions of policy STRAD17 of the adopted Stradbroke Neighbourhood Plan 2016 – 2036, subject to reserved and technical matters. Furthermore, the application site is considered to be within a sustainable location, within walking distance of the majority of services and facilities required for day to day living, as well as local employment opportunities. The principle of the proposed development is, therefore, considered to be acceptable, in accordance with the provisions of the NPPF, development plan, and neighbourhood plan.
12.2. The NPPF advises that the environmental aspect of sustainability includes contributing to protecting and enhancing our natural, built and historic environment; economic and social gains should be sought jointly and simultaneously with environmental improvement.
12.3. The proposal will bring with it economic and social benefits, the most notable being the boost to the housing supply and increase in much needed affordable housing stock, as well as the additional recreational opportunities associated. Environmental benefits include open space
provision and landscape buffering which will also serve as habitat creation and establish/conserve habitat corridors.
12.4. The Council’s Landscape Consultant considers the development can be absorbed in a visual landscape sense to an acceptable degree. This said there will be harm resulting from the loss of open countryside. Even taking into account the mitigation advised and indicated by substantial landscape planting that will be required by condition, landscape harm falls on the negative side of the planning balance. As does the loss of agricultural land. Heritage effects will be limited given the separation distances indicated to the nearest designated heritage assets.
12.5. The Highways Authority does not object to the proposed access junction arrangement. Network capacity at this location is considered sufficient to absorb the likely traffic generated by the development.
12.6. Matters regarding archaeology investigation can be dealt with by planning conditions, as per standard practice.
12.7. To be considered developable, sites should be in a suitable location for housing development and there should be a reasonable prospect that the site is available and could be viably developed at the point envisaged. All of these statements apply.
12.8. The proposal is considered to offer significant social and economic benefits. These benefits are considered to be sufficient to outweigh the environmental disbenefits associated with the landscape harm, the minimal harm to the setting and significance of the listed building, the harm that will result from the physical change of the site from open countryside to developed land, and the loss of agricultural land.
12.9. On balance, the proposal constitutes sustainable development for which the NPPF carries a presumption in favour. Your officers, therefore, recommend that outline permission be granted, subject to the following recommendation:
RECOMMENDATION
That authority be delegated to the Acting Chief Planning Officer - Growth & Sustainable Planning to grant Outline Planning Permission subject to the following:
(1) Subject to the prior agreement of a Section 106 Planning Obligation on appropriate terms to the satisfaction of the Acting Chief Planning Officer – Planning for Growth to secure:
On site delivery of 35% Affordable housing of a mix and tenure as advised by Council Strategic Housing Officers. On site provision of public open space and play equipment, including management of the space to be agreed and requirement for public access at all times. A financial contribution towards improvements to existing bus stops adjacent to the site on New Street. Including: Wheelchair accessible kerbs and pedestrian crossing point to bus stop on the north side of the road. As required by SCC-Highways.
(2) That the Acting Chief Planning Officer – Planning for Growth be authorised to Grant Outline Planning Permission upon completion of the legal agreement subject to conditions as summarised below and those as may be deemed necessary by the Acting Chief Planning Officer:
Approved Plans and Documents (Plans and Documents submitted that form this application) Standard Commencement Time Limit and Reserved Matters Submission Time Limit Condition Approval of Reserved Matters Condition Those required by SCC – Archaeology Those required by SCC – Local Lead Flood Authority Those required by MSDC – Ecology Consultant Those required by SCC – Highways Standard Landscaping Implementation and Aftercare Condition Those required by MSDC – Landscape Consultant Those required by MSDC – Environmental Management – Sustainability Hours of working during construction – As advised by MSDC – Environmental Management Number and location of Fire Hydrants – To be agreed and implemented prior to first use/occupation Phasing Condition (To allow phasing of the development and allows spreading of payments under CIL)
(3) And the following informative notes as summarised and those as may be deemed necessary by the Acting Chief Planning Officer:
NPPF – Positive and Proactive Working SCC – Highways notes Land Contamination notes Ecology and Biodiversity notes SCC – Local Lead Flood Authority notes S106 note
(4) That in the event of the Planning obligations referred to in Resolution (1) above not being secured that the Acting Chief Planning Officer – Planning for Growth be authorised to refuse the application on appropriate grounds.
(5) That in the event of the Planning obligations referred to in Resolution (1) above not being secured within 6 months that the Acting Chief Planning Officer – Planning for Growth be authorised to refuse the application on appropriate grounds.