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Agenda Item 22 Agenda Item 22. Application Expiry Date Parish Ward Number 172704 9 August 2018 Twyford Twyford Applicant Hicks Development Ltd Site Address Land to rear of 38 – 42 Hurst Road, Twyford RG10 0AN Proposal Full application for the proposed erection of 5no dwellings Type Full PS Category 13 Officer Simon Taylor Reason for Listed by Councillor Ferris determination by committee FOR CONSIDERATION BY Planning Committee on Tuesday 17 July 2018 REPORT PREPARED BY Assistant Director – Place SUMMARY The site is within a major development location on the western outskirts of Twyford. It forms part of a wider allocated site for residential use in the Development Plan with the construction of 12 dwellings already occurring across the southern part of the allocation following the granting of planning permission F/2014/2353. Through the provision of both applications, 17 dwellings would be provided which would fall short of the 20 dwellings envisaged for the site. Nonetheless, the allocation is designed to be flexible to take account of site specific issues, particularly flood risk from the River Loddon and Twyford Brook on the western end of the site. In this respect, a shortfall of three dwellings is acceptable. The application involves the construction of five two storey dwellings and a double garage, in the form of a pair of semi-detached dwellings and three terraced dwellings. It also includes an access road (continuing from the existing road in the site to the south), parking and amenity space to the south western end. As the site has been allocated for residential use, there are no in principle objections to the impact of development on the character of the area with the proposal of similar scale and design to the adjacent site currently being constructed which was also acceptable. The proposal would provide sufficient parking and amenity space and a satisfactory internal layout. It would also not cause adverse harm to neighbouring residential amenity and there would be an acceptable impact in ecological and landscape terms. It is, however, located across flood zones 1, 2 and 3 and the vast majority of the submissions against the proposal relate to drainage and flooding implications. A site specific Flood Risk Assessment (FRA) was initially submitted and found to be lacking in several respects. A revised FRA was submitted to the Environment Agency, who now raise no objection, subject to Condition 13 and Informative 6. The proposal is acceptable, subject to conditions and would bring forward a site envisaged for development and would contribute to housing provision within the Borough. It is recommended for approval subject to completion of a legal agreement and conditions. 47 PLANNING STATUS Major development location Allocated housing site Settlement Edge (Countryside to the western boundary) Near to Green Route (Hurst Road) Flood zones 1, 2 and 3 Groundwater zone 3 Wind turbine safeguarding zone Minerals consultation zone Sand and gravel extraction consultation zone (western boundary) Contaminated land consultation zone RECOMMENDATION That the committee authorise the GRANT OF PLANNING PERMISSION subject to the following: A. Prior completion of a legal agreement as outlined in this report to provide for contributions to affordable housing and an indemnity against claims for highways adoption. B. Conditions and informatives: 1. Timescale The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In pursuance of s.91 of the Town and Country Planning Act 1990 (as amended by s.51 of the Planning and Compulsory Purchase Act 2004). 2. Approved details This permission is in respect of the submitted drawings numbered 2393 02A and 2393 03A, dated 31 July 2017 and the drawing numbered 2392 04, dated 8 September 2017, all received by the local planning authority on 15 September 2017; the revised plan numbered 2393 01F, dated 10 April 2018 and received 26 April 2018 and the plan numbered 2393 101A, dated and received on 29 May 2018. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing by the local planning authority. Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the application form and associated details hereby approved. 3. External materials and fencing details Before the development hereby permitted is commenced, samples and details of the materials to be used in the construction of the external surfaces of the building/s and all boundary fencing details (including its location) shall have first been submitted to and approved in writing by the local planning authority. 48 Development shall not be carried out other than in accordance with the so- approved details unless agreed in writing by the local planning authority. Reason: To ensure that the external appearance of the building is satisfactory. Relevant policy: Core Strategy policies CP1 and CP3. Reason: To prevent increased flood risk from surface water run-off. Relevant policy: NPPF Section 10 (Meeting the Challenge of Climate Change, Flooding and Coastal Change), Core Strategy policy CP1 and Managing Development Delivery Local Plan policies CC09 and CC10. 4. Construction Method Statement No development shall take place 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: a) The parking of vehicles of site operatives and visitors b) Lorry routing and potential numbers c) Types of piling rig and earth moving machinery to be utilized d) Installation of temporary lighting e) Loading and unloading of plant and materials f) Storage of plant and materials used in constructing the development, g) The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate h) Wheel washing facilities i) Measures to control the emission of dust and dirt during construction j) A scheme for recycling/disposing of waste resulting from construction works Reason: In the interests of highway safety & convenience and neighbour amenities. Relevant policy: Core Strategy policies CP3 & CP6. 5. Biodiversity Enhancements No development shall take place until details of biodiversity enhancements, to include bird and bat boxes, tiles or bricks on and around the new buildings and native and wildlife friendly landscape planting have been submitted and approved in writing by the local planning authority. Development shall not be carried out other than in accordance with the so-approved details. Reason: To incorporate biodiversity in and around developments in accordance with Paragraphs 109 and 118 of the NPPF. Relevant policy: NPPF Section 11 (Conserving and Enhancing the Natural Environment). Core Strategy policy CP7. 6. Landscaping details Prior to the commencement of the development, there shall be submitted to and approved in writing by the local planning authority a scheme of landscaping, which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted, and any existing trees or shrubs to be retained. 49 Planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following the occupation of the building(s). Any trees or plants which, within a period of 5 years from the date of the planting (or within a period of 5 years of the occupation of the buildings in the case of retained trees and shrubs) die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species or otherwise as approved in writing by the local planning authority. Reason: To ensure adequate planting in the interests of visual amenity. Relevant policy: Core Strategy policy CP3 and Managing Development Delivery Local Plan policies CC03 and TB21 (and TB06 for garden development) 7. Tree Protection details No development or other operation shall commence on site until an Arboricultural Method Statement and Scheme of Works which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent to the site in accordance with BS5837: 2012 has been submitted to and approved in writing by the local planning authority. No development or other operations shall take place except in complete accordance with the details as so-approved (hereinafter referred to as the Approved Scheme). No development (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening or any other operation involving use of motorised vehicles or construction machinery) shall commence until the local planning authority has been provided (by way of a written notice) with a period of no less than 7 working days to inspect the implementation of the measures identified in the Approved Scheme on-site. No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within an area designated as being fenced off or otherwise protected in the Approved Scheme. The fencing or other works which are part of the Approved Scheme shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials removed from the site, unless the prior approval of the local planning authority has first been sought and obtained. Reason: To secure the protection throughout the time that the development is being carried out of trees shrubs or hedges growing within or adjacent to the site which are of amenity value to the area, and to allow for verification by the local planning authority that the necessary measures are in place before development and other works commence Relevant policy: Core Strategy policy CP3 and Managing Development Delivery Local Plan policies CC03 and TB21.
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