Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

17/00505/OUT Gladman Developments ACTON TRUSSELL, BEDNALL & TEDDESLEY HAY Cllr L Bates & Cllr I Ford

Land West Of Cannock Road And South Of Hazelstrine Lane Stafford Staffordshire

Outline planning application for the erection of up to 155 dwellings (C3 use) and 55 apartments with care (C2 use) with public open space, landscaping and sustainable drainage system (SuDS) and vehicular access point from Cannock Road, ST17 4SH. All matters reserved except for means of access.

1. SITE DESCRIPTION AND PLANNING HISTORY

The application site is a hexagonal shaped field that sits at the southern settlement edge of Weeping Cross, Stafford, located within South Staffordshire District of Acton Trussell and Bednall parish. The site is positioned on the north facing slope of Acton Hill and is bound along the east with Acton Hill and Cannock Road. Along the north is a public access path, and to the south west a combination of woodland and open countryside (which is used for a mixture of arable and pasture farming).

Along the east the site is bound with hedgerow and tree planting and along the southern western and northern boundaries is a mixture of wire and post fencing together with shrub/small tree planting.

The site differs in level with a declining slope of around 20m from the north west corner to the south west corner; measuring around 115m OAD to 94.55m OAD. The landscape that surrounds the site is rolling and undulating.

1.1 No Planning History

1.2 No Pre-application discussions have been had

2. APPLICATION DETAILS Outline planning permission is sought for the development of an open countryside site for residential development for up to 210 units, with the means of access included, but with all other matters reserved for future detailed applications. Permission is not sought for matters of appearance, landscaping, layout or scale as part of this application.

An indicative masterplan (7640 – L – 02 REV I) has been submitted which shows there will be up to 155 dwellings and up to 55 apartments with Care (C2). The indicative masterplan includes landscaping, a sustainable draining system and vehicle access off Cannock Road/A34. The masterplan shows the attenuation pond to the north west, a play area (0.04ha) to the north and apartments to the north east as well as 1.51ha of public open space. It also shows several footpath links in and around the site and a development set back along the southern boundary.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

AGENTS SUBMISSION Affordable Housing Statement Air Quality Screening Report Arboricultural Survey Archaeological Appraisal Bat Survey Report Design and Access Statement Ecological Appraisal Revised Ecology Report Flood Risk Assessment Foul Drainage Analysis and supplementary report Framework Travel Plan Geo-environmental Assessment Habitats Regulations Assessment Landscape and Visual Assessments part 1 and 2 Mineral Resource Assessment Noise Screening Report Planning Statement Renewable Energy Statement Socio – economic sustainable statement Statement of Community Involvement Transport Assessment Transport Technical Note Utilities Statement

3. POLICY CONTEXT 3.1 The application site is within the Open Countryside and outside of Acton Trussell Development Boundary.

The site however does adjoin the settlement edge of Stafford.

The local and national planning policies relevant to the determination of this application area as follows:

Core Strategy Development Plan Document, December 2012: National Policy 1 - The Presumption in Favour of Sustainable Development Core Policy 1 - The Spatial Strategy for South Staffordshire Core Policy 6 - Housing Delivery

OC1 - Development in the Open Countryside Beyond the West Midlands Green Belt EQ1 - Protecting, Enhancing and Expanding Natural Assets EQ4 - Protecting and Enhancing the Character and Appearance of the Landscape EQ5 - Sustainable Resources and Energy Efficiency EQ7 - Water Quality EQ8 - Waste EQ9 - Protecting Residential Amenity EQ11 - Wider Design Considerations EQ12 - Landscaping EQ13 - Development Contributions H1 - Achieving a Balanced Housing Market H2 - Provision of Affordable Housing

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

H4 - Delivering Affordable Housing EV11 - Sustainable Travel EV12 - Parking Provision Housing Market Assessment (2017) Longer Term Balancing Market Housing Report

National Planning Policy Framework (NPPF), March 2012

Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. This document sets out the national overarching aims for planning with a presumption in favour of sustainable development. Development that is sustainable should be favoured, without delay, and should be seen as a golden thread running through both plan-making and decision-taking.

Para 6-10: Achieving Sustainable Development Para 11-16: The Presumption in Favour of Sustainable Development Para 17: Core planning principles Para 47-55: Delivering a Wide Choice of High Quality Homes Para 79-92: Protecting Green Belt Land Para 109-125: Conserving and Enhancing the Natural Environment Para 126 - 128 Conserving and enhancing the historic environment

Para 186-187: Decision-taking

National Planning Practice Guidance (NPPG), 2013

4. CONSULTATION RESPONSES

Councillor Bates: called in the application 07/06/2017 – contrary to development plan.

Parish Council: comments received 01/07/2017 The Parish Council has considered this outline application for development and objects strongly. We have received representations against the development from local residents and borough and district councillors.

The land in question is agricultural and forms a valuable wild life corridor running down from the upland areas for Cannock Chase to the low level river areas around Hazelstrine. Housing development will reduce the environmental amenities and affect the existing wildlife. It is not an improvement as suggested.

The site approaches close to the AONB and affects its surroundings

The site is within Acton Trussell ward but totally unconnected to the centre of the parish. It was not included in South Staffordshire strategic plans and South Staffordshire have objected strongly when Stafford Borough have attempted to include it in their planning in 1996.

The Parish Council is extremely concerned about the probable increase in traffic along Acton Hill Road and Mill Lane Acton Trussell as residents

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 commute onto the M^ junction 13. This is already a rat-run although a narrow twisting lane and it is unsuitable for any more traffic. The propose further development at the old Police Headquarters site at Baswich will only increase the traffic.

Traffic flowing towards Stafford is already excessive with a major bottleneck at the mini -islands at Weeping Cross due to the large volumes of traffic from developments down Baswich Lane, Baswich and Wildwood. It is noted that the turn into Acton Hill Road from Cannock road is already considered dangerous and this will have traffic turning across the flow from Cannock to enter the lane.

The entrance to the estate is to a single loop road and with 220 house, thre will be serious delays for traffic entering and leaving due to the steady stream of traffic flowing along the A34 at most times. This is already a serious risk problem at the Brocton Crossroads junction and at the Wildwood entrances.

The number of house will require additional school and health provisions but the primary school at Bednall is already full and having to use additional mobiles to accommodate the present demands. There is very limited capacity for additional patients at doctors surgeries in this part of South Staffordshire.

Acton Trussell was not identified for development in the District Council plans and we beleive that the housing needs of Stafford Borough Council can be met on sites within its own boundaries.

I therefore submit the objections of Acton Trussell Bednall with Teddesley Hay Parish Council.

Jeremy Lefroy MP for Stafford Constituency: comments received 04/12/2017.

I wish to register, on behalf of constituents in both South Staffordshire District and Stafford Borough, my objection to the application submitted for the construction of houses on Cannock Road. My reasons are as follows:

1) Local plans This development is not in the Local Plan of South Staffordshire Council nor of Stafford Borough Council, on which it has a very significant impact.

2) Impact on the town of Stafford This development proposes effectively to increase the size of the town of Stafford, which has already produced a careful local plan fulfilling the Government's objectives for house building. Indeed, Stafford Borough has in the past year completed new homes at more than twice the national rate. This development should therefore be considered for all practical purposes in the context of the Stafford Borough plan since it is Stafford Borough within which almost all of the services on which residents of the development would rely.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

3) Impact on local schools The development will put even greater pressure on already stretched local schools and school places in the South of Stafford. The development does not include any additional school provision.

4) Impact on primary medical services The development will also result in additional pressure on the already stretched local primary medical services in the South of Stafford. The development does not provide for any additional provision of primary medical services.

5) Impact on local roads The rural route between the area of the development and junction 13 of the M6 is already used as a short cut by traffic from the A34. It is inevitable that traffic from this new development will also use these very narrow (often single track) lanes to access the M6, thus increasing traffic volumes on an inappropriate route. The development offers no mitigation for this.

6) Impact on supply of prime agricultural land The development is on prime agricultural land, which is currently increasingly being lost across Staffordshire. In order to maintain the productive agricultural capacity of the county and country, development on prime agricultural land should be avoided wherever possible.

7) Protection of Open Countryside, the environment of South Staffordshire and wildlife In South Staffordshire's Core Strategy, the site is designated as Open Countryside in accordance with Policy 0C1 and not for development of any kind. The Policy states: "The open countryside is to be protected for its own sake, particularly for its landscapes, areas of ecological, historic, agricultural and recreational value. Paragraph 6.28 of the Core Strategy explains: "The importance attached to the Green Belt and Open Countryside is recognised in Strategic Objective 1 and 2 and Core Policy 1 and is a general principle that underpins the local plan. Development Policies GB1, GB2 and 0C1 support Policy 1 and set out types of development that will be permitted in Green Belt and Open Countryside. Strategic Objective 1 states: "To protect and maintain the Green Belt and Open Countryside in order to sustain the distinctive character of South Staffordshire." Objective 2 states: "To retain and reinforce the current pattern of villages and retain the important gaps between existing settlements in order to prevent the coalescence of settlements." (Note: This is most important in respect of the large Wildwood Estate, in Stafford Borough, which is adjacent to the proposed site). Objective 3 states: "To protect South Staffordshire's environmental assets." (Note: The site is prime agricultural land). Objective 4 states: "To protect, conserve and enhance the countryside, character and quality of the landscape and the diversity of wildlife habitats." (Note: it is reported that 34 types of birds are seen on a regular basis, with 7 occasional visitors).

I therefore urge that the application be rejected

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

Strategic Planning (Former Local Plans): comments received 12/07/2017. The site lies within an area of Open Countryside in the north of the district, in an area covered by Policy OC1 of the Core Strategy. It is directly adjacent to the urban area of Stafford and is bounded to the east by the A34, a key transport corridor leading into Stafford’s town centre. Policy OC1 indicates that the Open Countryside will be protected for its own sake, particularly for its landscapes, areas of ecological, historic, archaeological, agricultural and recreational value. It also identifies a list of appropriate types of development which will normally be approved within the Open Countryside, which this proposal would not fall within.

Therefore, the proposed development would conflict with this policy within the Core Strategy, by developing an area of Open Countryside that the policy indicates should be protected for its own sake. Furthermore, the site lies outside of the Main and Local Service Villages identified for growth in the spatial strategy set out in Core Policy 1 of the Core Strategy. In the view of Local Plans there is also a limited degree of conflict with Policies EQ4 and EQ11 C (e) of the Core Strategy.

Consequentially, the starting point is that the proposal is in principle contrary to these development plan policies. National Planning Policy Framework (NPPF) The NPPF is an important material consideration to be considered alongside the development plan. Paragraph 47 of the NPPF encourages local authorities to significantly boost the supply as housing, and this therefore supports the housing provision provided by the application. Furthermore, as acknowledged in previous applications, the Council cannot demonstrate a five year supply, and therefore paragraphs 49 and the relevant sections of paragraph 14 of the NPPF are engaged. These are as follows; “where the development plan is absent, silent or relevant policies are out‑ of‑ date, granting permission unless: – any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or – specific policies in this Framework indicate development should be restricted” (NPPF paragraph 14)

At the present point in time, the Council can demonstrate a 4.39 year supply against its objectively assessed need, as set out in its recently published Strategic Housing Market Assessment (SHMA). As acknowledged in a recent Supreme Court decision [Suffolk Coastal DC v Hopkins Homes [2017] UKSC 37], this affects a ‘tilted balance’ in favour of granting approval, that may be restricted by specific policies in the NPPF, or by development plan policies to which the NPPF refers. Paragraph 17 bullet point 5 of the NPPF requires planning to take account of the different roles and character of different areas, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it. Therefore, there is still a requirement for development to take account of the character of different areas and to recognise the intrinsic character and beauty of the countryside, or else run contrary to the core

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 planning principles of the NPPF. Therefore, Core Strategy policies which, in part, reflect this principle (such as EQ4, EQ11 and OC1) still gain some weight from conformity to this core element of the NPPF. Paragraph 55 of the NPPF advises that isolated homes in the countryside should be avoided and paragraph 38 requires that larger scale residential developments should be located within walking distance of key facilities such as primary schools and local shops. Furthermore, paragraph 34 of the NPPF requires that developments which generate significant movement should be located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. This lends support to the principles set out in Core Policy 1, which seeks to locate housing growth in and adjacent to those settlements with higher levels of services and facilities. It is therefore crucial to examine the environmental harm that may be caused through any adverse effects to the character of the area and the intrinsic character and beauty of the countryside, in order to determine if these effects are of such significance as to restrict the proposal. Furthermore, it is necessary to consider whether the proposal can be considered isolated development and whether or not it will be served by the necessary services and facilities, including options for sustainable modes of transport.

Locational sustainability The site lies adjacent to the urban area of Stafford, and is adjacent to the A34. This road offers regular bus services into Stafford town centre, which offers a number of higher level services and employment opportunities. Furthermore, there is a food store, pub, church and primary school within approximately half a mile of the entrance to the site, along well-lit residential roads. Therefore, the proposal is not physically or functionally isolated, and is located so as to offer opportunities for the use of sustainable modes of transport. Therefore, the proposal is considered to conform to the requirements of paragraphs 34, 38 and 55 of the NPPF.

Landscape The site itself lies in an open field, lying directly adjacent to the residential estates along Wildwood Drive to the north. The site is surrounded to the west, south and east by a variety of trees and grasslands, the majority of which appear to be in agricultural use. However, the land immediately south of the site contains Acton Hill Country House which is surrounded by land containing a number of mature trees, reflecting a remnant parkland character. The site itself, although subdivided from the land to the south, still retains traces of this parkland character in the two mature trees located towards the southern end of the site and the mature trees along the southern site boundary. However, the field currently reads as being part of the wider agricultural landscape and is subdivided from the land to the south. Furthermore, the topography of the site slopes downhill towards the north and the site has a significant degree of intervisibility with housing development to the north in Stafford. The site topography, combined with the woodland to the west, acts to visually contain the site from the wider open countryside to the south.

The land slopes less steeply towards the south, and there is a greater degree of intervisibility with the remnant parkland and wider open countryside to the south. However, the provision of a substantial planting

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 buffer, as indicated on the indicative site layout, would offer an acceptable solution to prevent any significant adverse effects which might otherwise arise from residential development in this area of the site.

In terms of visual effects, the development will appear most prominently from the residential estates to the north and east and the footpaths along Hazelstrine Lane and Wildwood Drive. However, due to the particular topography of the site, the woodland areas to the west and the housing estate to the east, views from these points are largely localised to the site itself, and do not afford views across the wider open countryside to the south and south east. Views to the site from the A34 and the public footpath that joins the A34 from the east will be filtered through roadside hedgerows in part. Nonetheless, it will be important for any reserved matters application to provide buffer planting at the southern and south- eastern site boundaries will reduce the significance of this effect. In conclusion on landscape grounds, the proposed development would inevitably result in a degree of negative effects resulting to the local landscape character. However, having reviewed the indicative layout submitted with this outline application and the accompanying landscape and visual impact assessment, it is clear that the proposed levels of development can be accommodated on site with a substantial planting buffer on the southern and south-eastern boundaries of the site. This would serve to limit the extent of any negative effects on local landscape character, ensuring that any negative effects are largely localised, allowing the intrinsic character of the wider countryside to be safeguarded. It is therefore important to note that the acceptability of the scheme is subject to the indicated landscaping buffer forming part of any future proposal. Subject to the above matters, it is not considered that the landscape and visual effects of this scheme are so severe as to require the scheme’s refusal under paragraph 17 bullet point 5 of the NPPF.

Other matters The site lies within the 0-15km zone of influence of the Cannock Chase SAC, and is also within the 0-8km zone around the SAC. Existing evidence suggests that development within these areas will have a significant effect on the SAC, and as such mitigation should be provided in accordance with the Council’s Cannock Chase SAC – Guidance to Mitigate the Impact of New Residential Development. As this is a windfall site which is not identified in levels of growth planned for in the Council’s adopted Core Strategy, Natural England should be consulted to determine whether the standard contribution of £232 per net dwelling is appropriate in this instance.

The submitted Indicative Development Framework detail how formal play provision and public open space could be delivered on site. This indicates showing that the emerging standards in Policy SAD7 of the Site Allocations Document Publication Plan could be accommodated at the specified development levels, whilst also providing the necessary landscape buffer to make the development acceptable in planning terms. To ensure any future open space provided can be maintained in future, a contribution towards the maintenance of open spaces provided would be expected at

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 the rate of £65,190 per ha open space provided, and this should be secured as part of any s106 agreement.

Conclusion The proposal conflicts with Policy OC1 and Core Policy 1 of the Core Strategy. There are also limited degrees of conflict with Policies EQ4 and EQ11 C (e) of the Core Strategy due to the impacts on the character of the local landscape that would result. However, the Council’s lack of a five year housing land supply triggers paragraph 14 of the NPPF. Therefore, the proposal should be approved unless the adverse impacts of doing so clearly and demonstrably outweigh the benefits when considered against specific provisions in the NPPF, or the provisions of the NPPF as a whole. The proposal is considered to be acceptable under paragraphs 17(5), 34, 38 and 55 of the NPPF. These are the main NPPF provisions from which the principles of Core Strategy policies OC1, EQ4, EQ11 C (e) and Core Policy 1 derive support. Therefore, a departure from the development plan may acceptable in this instance. Given the significant weight traditionally afforded to the NPPF as a material consideration, it is therefore the view of Local Plans that the principle of the proposal is likely to be acceptable.

Housing Strategy and Regeneration Officer: comments received 20/07/2017

Affordable housing:

In accordance with Policy H2, this development (a greenfield site) will be required to make an affordable housing contribution of 40% of the dwellings. This applies to both the general needs housing (155 dwellings), as well as the extra care scheme (55 dwellings). Currently the applicant has only confirmed that this 40% requirement will be met in relation to the general needs housing.

In relation to the general needs housing, we would expect the affordable housing contribution to be provided onsite, split 50:50 between social rent and shared ownership. Should an odd number of affordable units be provided, we would expect the split to be in favour of social rent.

In terms of the extra care housing, the 40% requirement for affordable housing must also be met. Whilst it is generally the Council’s preference for affordable housing to be provided on site (as confirmed in the Affordable Housing and Housing Mix SPD), it is recognised that the nature of this scheme may make onsite provision unsuitable. It would therefore be acceptable for an offsite contribution to be made for this part of the development.

Housing mix:

At this outline stage, details have not been provided on housing mix of the development. Policy H1 requires that proposals for new housing development provide a wide mix of housing sizes, types and tenures to contribute to creating mixed and sustainable communities. In particular, the policy encourages the provision of more 2 and 3 bedroom homes

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 across all areas of the district in order to better balance the housing market.

Mix should also be informed by local need as identified in the Housing Market Assessment. In this area, in relation to market housing the latest HMA indicates a large need in particular for 2 and 3 bedroom properties. In terms of affordable housing, there is a need for a range of property sizes. This need will need to be reflected in the housing mix proposed at reserved matters stage.

Policy H5 supports the provision of specialist accommodation, particularly for older people, in response to the district’s rapidly ageing population. The provision of extra care housing is therefore supported, and the provision of both market and affordable bungalows within the mix of general needs housing would also be welcomed.

Environmental Health: no objections subject to conditions received 06/12/2017

County Flood Risk Team: revised comments received 09/11/2017 Following our initial response further information has been submitted to address the points raised.

Investigation work is ongoing with respect to the culvert crossing the site. However it is known that this conveys both surface water from the highway and water from the public surface water sewer.

Detailed survey work will be required during the detailed design stage to establish its precise location, capacity and condition, and any remedial works or diversion required. Discussion with Severn Trent is recommended regarding the possibility of this being adopted as a public surface water sewer.

It is proposed to construct an offsite surface water drain to accommodate a restricted flow of QBAR. Initial site investigations suggest that ground conditions will favour infiltration. However the details submitted show adequate attenuation should this not be the case.

We would require a SuDS management train approach to water quality treatment, with adequate mitigation for the relevant pollution hazard level. This can be demonstrated by the Simple Index Approach (CIRIA SuDS Manual).

On the basis of the information submitted we consider that outline permission could be granted, provided further investigation is undertaken and full details are submitted for approval at the reserved matters stage.

Further information is available in our SuDS Handbook: https://www.staffordshire.gov.uk/environment/Flood-Risk- Management/Information-for-Planners-and-Developers.aspx

Staffordshire County Council Flood Risk Management position:

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

The proposed development will only be acceptable if the following measures are incorporated in an acceptable surface water drainage scheme, to be secured by way of planning conditions on any planning permission.

Condition No development shall begin until a detailed surface water drainage design has been submitted to and approved by the Local Planning Authority in consultation with the Lead Local Flood Authority. The design must be in accordance with the overall strategy and key design parameters set out in the Flood Risk Assessment (Ref: 6154/R2, May 2017).

The design must demonstrate: -Detailed CCTV survey of the culvert crossing the site to establish its precise location, capacity and condition, and any remedial works or diversion required.  Surface water drainage system(s) designed in accordance with national and local standards, including the Non-statutory technical standards for sustainable drainage systems (DEFRA, March 2015).  SuDS design to provide adequate water quality treatment, which can be demonstrated using the Simple Index Approach (CIRIA SuDS Manual 2015).  Evidence of an acceptable point of discharge for surface water runoff, in accordance with the drainage hierarchy, including BRE365 infiltration testing and third party agreement for sewer crossings if required.  Detailed design (plans, network details and calculations) in support of any surface water drainage scheme, including details on any attenuation system, and the outfall arrangements. Calculations should demonstrate the performance of the designed system for a range of return periods and storm durations inclusive of the 1 in 1 year, 1 in 30 year, 1 in 100 year and 1 in 100 year plus climate change return periods.  Plans illustrating flooded areas and flow paths in the event of exceedance of the drainage system. Site layout and levels should provide safe flood routes and adequate access for maintenance.  Provision of an acceptable management and maintenance plan for surface water drainage to ensure continued performance of the system for the lifetime of the development. This should include a schedule of required maintenance activities and frequencies, and contact details for the organisation responsible for carrying out these duties.

Reason To reduce the risk of surface water flooding to the development and properties downstream for the lifetime of the development.

Severn Trent: comments received 21/06/2017 I can confirm that we have no objections to the proposals subject to the inclusion of the following conditions:

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

-The development hereby permitted should not commence until drainage plans for the disposal of foul and surface water flows have been submitted to and approved by the Local Planning Authority, and -The scheme shall be implemented in accordance with the approved details before the development is first brought into use. This is to ensure that the development is provided with a satisfactory means of drainage as well as to prevent or to avoid exacerbating any flooding issues and to minimise the risk of pollution

County Planning: no objections received 22/06/2017

County Highways: originally highways recommended refusal however withdrew their objection in light of further Technical Notes being submitted. No objections subject to recommendations received 17/10/2017.

The further information deal in detail with the access to the site from the surrounding highway network and also consider other relevant details such as highway safety, impact on the surrounding highway network and sustainability. It is recognised that traditional modelling tools, available in this instance cannot accurately quantify the exact impact that this proposed development would have on the operation of the surrounding highway network especially the A34/A513/ Weeping Cross Double mini- roundabout junction. It is also apparent that the A34/A513/ Weeping Cross Double mini-roundabout to the A34 Queensville/Silkmore Lane roundabout corridor already experiences many traffic flow issues especially at peak periods.

However working with the information we have and the evidence from the TA, Technical Papers and our site visits it appears to indicate that the vehicular movements from the proposed development will have minimal impact on this section of the highway network and will not significantly exacerbate the existing problems.

To mitigate against any increase in traffic generated by the development the developer is proposing to introduce measures to enhance sustainable travel including producing a Travel Plan and additional measures to encourage and aid cycling and walking. This includes the introduction of a Toucan Crossing and shared cycle/pedestrian facilities at the site that will connect to the existing cycling/pedestrian facilities and a contribution to enhance the cycle connection to the National Cycle Network

The developer is also proposing to contribute to a Corridor Study, by independent consultants, to ascertain what highway improvements can be introduced that may reduce the traffic flow issues along the A34/A513/ Weeping Cross Double mini-roundabout to the A34 Queensville/Silkmore Lane corridor.

1 The development hereby permitted shall not be commenced until full details of the site access, as illustrated on drawing P16110-003, have been submitted to, and approved in writing by, the Local Planning Authority and shall include a Road Safety Audit and detail of construction, footways, surface water drainage, street lighting, signing and road

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 markings as deemed necessary by the Highway Authority. The access will thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

2. The development hereby approved shall not be commenced until full details of the following have been submitted to and approved in writing by the Local Planning Authority: - layout of site including disposition of buildings and provision of parking, turning and servicing within the site curtilage; - means of surface water drainage from all areas intended to remain in private ownership; - full road construction including longitudinal sections and a satisfactory means of draining roads to an acceptable drainage outfall. The development shall thereafter be implemented in accordance with the approved details.

2. No development hereby approved shall be commenced until full details of the proposed signal controlled cycle/pedestrian crossing on the A34 (Cannock Road) to the North of the proposed site access and the proposed uncontrolled pedestrian crossing on the A34 to the south of the site access has been submitted to and approved in writing by the Local Planning Authority: The crossing shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

3. No development hereby approved shall be commenced until details of the cycle/pedestrian connections between the site and Hazelstrine Lane and the Wildwood housing estate, including connections within the site have been submitted to and approved in writing by the Local Planning Authority: The connection points shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

4. No development hereby approved shall be commenced until details of the 3m wide cycle/pedestrian footway along the site frontage have been submitted to and approved in writing by the Local Planning Authority: The cycle/footpath shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

5. No development hereby approved shall be commenced until details of the upgrade of the footway on the east side of Cannock to a 3m footway/cycleway connecting the proposed Toucan crossing and the existing Toucan crossing on Cannock Road north of Bridle Road have been submitted to and approved in writing by the Local Planning Authority:

The cycle/footpath shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation

6. No part of the development permitted by this consent shall be occupied until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall set out proposals (including

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 a timetable) to promote travel by sustainable modes which are acceptable to the Local Planning Authority. The Travel Plan shall be implemented in accordance with the timetable set out in that plan unless otherwise agreed in writing by the Local Planning Authority. Reports demonstrating progress in promoting sustainable transport measures shall be submitted annually on each anniversary of the date of the planning consent to the Local Planning Authority for approval for a period of five years from first occupation of the development permitted by this consent.

7. 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) a site compound with associated temporary buildings: ii) the routing of construction vehicles to and from the site; iii) the removal of demolition materials from site; iv) the parking of vehicles of site operatives and visitors; v) the loading and unloading of plant and materials; vi) storage of plant and materials used in constructing the development; vii) measures to prevent the deposition of deleterious material on the highway including wheel wash facilities

Informatives to Planning Officer This Form X is issued on the assumption that the developer enters into a Section 106 Agreement to secure the following: - A Travel Plan monitoring fee of £6430. - The County Council legal and technical fees in respect of preparing and engrossing the agreement. - A £30,000 contribution toward the A34 Corridor Study - £30,000 contribution towards the cycle infrastructure upgrade, at the Radford Road Crossing.

Note to Planning Officer The conditions requiring off-site highway works shall require a Major Works Agreement with Staffordshire County Council (e.g. S111 or S278 Agreement) and the applicant is therefore requested to contact Staffordshire County Council in respect of securing this agreement. The link below provides a further link to a Major Works Information Pack and an application form for the Major Works. Please complete and send to the address indicated on the application form which is Staffordshire County Council at Network Management Unit, Wedgwood Building, Tipping Street, Stafford, ST16 2DH (or email to [email protected]). This is an outline application with only means of access to the site to be determined at this stage. The submitted Site Layout is purely indicative and accordingly the internal road layout, parking and access to individual plots has not been assessed and will be considered fully at the reserved matters stage.

Arboriculture Officer: comments received 31/10/17 I have no adverse comments to make regarding the assessment or any objection on tree grounds to the application.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

If the application is approved there is no reason why all of the trees subject to the tree survey cannot be retained within a detailed layout (other than those identified as ‘U’ category. However in the design process care would need to be taken not only to avoid root protection areas but also consideration to the relationship/orientation of retained trees to dwellings and the potential concerns from occupiers regarding shading, loss of views, safety/within falling distance of property etc. Surveys for protected species such as bats etc. would need to be carried out before any tree/hedge works are undertaken. A new hedge should be planted along the back edge of the visibility splay which would be incorporated into the overall landscape submission at reserved matters stage.

Ecologist: final comments received 27/06/2017 Overall the proposals are in accordance with NPPF and Local Policy for biodiversity and would provide a small scale contribution to Staffordshire Biodiversity Action Plan objectives.

Prior to commencement a survey for barn owl breeding and roosting sites is recommended.

A standard condition for protection of breeding birds is recommended.

Conditions are recommended for protection of badgers and other mammals during construction.

A condition is recommended for a tree and hedgerow protection plan.

A condition is recommended requiring layout to be in accordance with the Indicative Development Framework Drawing 7640-L-02 Rev 1, part 02 Nature Conservation and Ecology and part 04 Green Infrastructure Strategy of the Design and Access Statement and sections 5.0 and 6.0 of the Ecological Appraisal.

A condition is recommended requiring a Reserved Matters submission of a detailed landscape and ecology mitigation and management plan that is in accordance with the Design and Access Statement and Ecological Appraisal and includes enhancement of existing hedgerows, planting and seeding proposals, attenuation basin design for biodiversity, and aftercare proposals including mature tree management.

A condition is recommended requiring inclusion of bird box/brick features in 10% of residences.

Staffordshire Badger Conservation Group: no objections received 17/06/2017 Thank you for providing the ecological survey for this application we are happy with the findings and recommendations and have no further comments to make

Historic Environment Advisor: no objections subject to condition received 15/06/2017

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

The CHDBA has consulted the Staffordshire Historic Environment Record (HER) and has considered the known heritage assets and the archaeological potential of the wider landscape within which the proposal site is located. In addition to the sites identified by the assessment it should also be noted that archaeological investigations at the Acton Trussell Roman villa site also revealed evidence of Iron Age activity and finds of Neolithic date. The proposal site also lies 3km to the south of Stafford where archaeological evidence of Iron Age activity has also been identified. The county town was also a focus of activity in the early medieval period, where a pottery industry was established, and was established as a burh in 913AD.

The CHDBA incorporates the results of a geophysical survey which was commissioned partly to identify the presence of a culvert. The results identified a number of linear features and two pit-like features, which were interpreted as possibly of archaeological origin. Evidence for ridge and furrow, associated with ploughing dating from the medieval period, was also identified.

Taking into account the results of the geophysical survey and the demonstrable archaeological potential it is advised that the geophysical survey is extended across the remainder of the site as part of a staged archaeological evaluation. The purpose of the evaluation will be to further understand the survival, nature, character, date and significance of any archaeological remains. This work should be carried out sufficiently in advance of groundworks to inform the need for and scope of any further archaeological mitigation. This approach is supported by NPPF paragraph 128 which requires applicants to describe the significance of any heritage assets and the potential impact of any proposed development upon them and NPPF paragraph 141 which requires applicants to ‘record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible’. Such archaeological mitigation should be undertaken by a suitably experienced archaeologists working to the Chartered Institute for Archaeologists code of conduct and standards and guidance for ‘Archaeological Evaluations’ (2014).

This work would most appropriately be secured via a condition being attached to any permission issued which states:

"Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation (‘the Scheme’) shall be submitted for the written approval of the District Planning Authority. The Scheme shall provide details of the programme of archaeological works to be carried out within the site, including post-excavation reporting and appropriate publication. The Scheme shall thereafter be implemented in full in accordance with the approved plans”

School Organisation Team: comments received 26/06/2017 This response is based on an analysis of 155 dwellings and 55 apartments. As clarified by the planning officer dealing with the case the

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

40% affordable housing policy applies to the whole of the site. We have further been advised that the split between RSL dwellings and intermediate homes has been provided on 50/50 split. The number of RSL dwellings discounted from the secondary education contribution is therefore based on 42 RSL dwellings. The 55 apartments have been discounted when considering the impact on school places for the primary and secondary education contributions.

A development of this size and mix, based on 155 dwellings would be expected to generate 33 primary school places and 17 secondary school places.

The primary school (All Saints CE (VA) Primary School) within whose catchment area the development falls is projected to be full for the foreseeable future and cannot be expanded due to constraints of the school site. However, it is noted that the development proposed would be adjacent to existing residential development in Stafford, on the northern edge of the school catchment area, and within the Stafford South cluster of schools of which All Saint’s forms part. The schools in this area of Stafford are also projected to be full, although there is scope for expansion at one or more of these schools. We therefore request an education contribution to mitigate the impact of the development which would be used towards an expansion project at a local primary school.

As indicated above a development of this size and mix would generate 33 primary school places. However, as indicated in our response dated 30 May 2017, one of the primary cohorts is projected to be able to accommodate the pupils expected for this year group. The primary education contribution requested is therefore based on 6 primary year groups and is £308,868 (28 x £11,031).

There is already a known shortfall of secondary school places within Stafford from 2019 onwards without taking into account the impact of this development. A contribution towards additional secondary school places is therefore necessary to mitigate the impact of the development, and a secondary education contribution of £475,439 (17 x £27,967) is requested, which will be used towards the provision of additional school places in Stafford. The amount requested is less than advised in our previous response due to the increase in the number of RSL dwellings that have been discounted.

The total request for this development of 210 dwellings is £784,307.

For a development of this size we would seek payments of the education contribution over three trigger points, which will form part of the section 106 agreement process.

In preparing this response it is noted that the tenure of dwellings could change at REM application stage. We therefore reserve the right to revise the requested education contribution at the time we are consulted on the REM application.

AONB Officer: no objections received 20/07/2017

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

The application is as described and represents a large-scale housing development in the setting of the AONB. It lies 1.2km WSW of the AONB boundary which is on the edge of Brocton golf course, where Walton Lane becomes Brocton Lane. It is 2.5km WNW of the open/high ground in the AONB at Tar Hill. The site is an attractive sloping field with several mature trees and hedgerows. Although the application site is locally visible from Walton-on-the-Hill and from the south east along Cannock Road, it not clearly seen from the AONB (including from Tar Hill) by virtue of distance, topography and vegetation.

AONB Issues

The proposal will have little direct visual impact on the AONB, but the policy context may be significant. The site adjoins the built-up area of Stafford (Wildwood) but is not covered by the (adopted) Plan for Stafford Borough. It is in South Staffordshire, but is seemingly not referenced in the adopted Core Strategy or the emerging Site Allocations Document. As a principle, it is important that development in the setting of the AONB is only committed through Local Plans, with consideration of the wider context. Therefore, although there is not a direct impact on the AONB, the Joint Committee would support any decision by the local planning authority to reject this application on policy grounds. Conversely, should approval be recommended, then we would wish to see SAC mitigation measures applied, including the consideration of wider measures in the AONB. I hope that you will find these comments helpful and look forward to being notified of your decision. Please contact me with any questions on the points that I have raised.

Natural England: no objections subject to appropriate mitigation being secured received 27/06/2017.

We consider that without appropriate mitigation the application would: -have an adverse effect on the integrity of Cannock Chase Special Area of Conservation -damage or destroy the interest features for which Baswich Meadows Site of Special Scientific Interest has been notified. In order to mitigate these adverse effects and make the development acceptable, the following mitigation measures are required / or the following mitigation options should be secured: -A suitable developer contribution must be secured regarding the additional recreational pressure that will be put upon Cannock Chase SAC, due to the net increase of residential dwellings (C3). -Detailed information regarding surface water drainage We advise that an appropriate planning condition or obligation is attached to any planning permission to secure these measures. Provided that the above measures are secured as part of any outline planning approval, Natural England do not anticipate that the proposal will have any adverse effects on the integrity of Cannock Chase SAC or Baswich Meadows SSSI.

Further advice on mitigation:

-Cannock Chase Special Area of Conservation (SAC)

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

Natural England note and welcome ‘Appendix 2 Heads of Terms’, as part of the submitted Planning Statement and the reference to developer contributions being agreed. Suitable mitigation should be secured as part of any outline planning approval to mitigate the impacts of any recreational pressure. Local Plan policy EQ2 and the accompanying Council document ‘Cannock Chase SAC – guidance to mitigate the impact of new residential development’ SPD refers to this. The Council should keep a record of this mitigation measure as part of its Habitats Regulations Assessment (HRA) record for the proposal.

-Sustainable drainage systems (SUDS) Natural England note and welcome ‘Appendix 1 Draft List of Conditions’. Section 9 makes reference to details of SUDS, including an implementation and management plan to be submitted and approved. A detailed drainage strategy will need to be submitted and approved by the Council as part of the scheme. This is to ensure that local watercourses and associated downstream, designated floodplain sites such as the Baswich Meadows SSSI are not adversely affected by the development in terms of water supply and/or water quality. Please note that if your authority is minded to grant planning permission contrary to the advice in this letter, you are required under Section 28I (6) of the Wildlife and Countryside Act 1981 (as amended) to notify Natural England of the permission, the terms on which it is proposed to grant it and how, if at all, your authority has taken account of Natural England’s advice. You must also allow a further period of 21 days before the operation can commence.

Other Advice Green infrastructure We welcome the proposal for allocated Green Infrastructure within the development site.

Natural England advises that any approved scheme should incorporate well designed green infrastructure (GI) to ensure that the development is better able to be accommodated within its landscape setting. Multi- functional green infrastructure is also important to underpin the overall sustainability of the development by performing a range of functions including flood risk management, the provision of accessible green space, climate change adaptation and supporting biodiversity. Evidence and advice on green infrastructure, including the economic benefits of GI can be found on the Natural England website.

Further general advice on consideration of protected species and other natural environment issues is provided at Annex A. Should the developer wish to discuss the detail of measures to mitigate the effects described above with Natural England, we recommend that they seek advice through our Discretionary Advice Service.

We would not expect to provide further advice on the discharge of planning conditions or obligations attached to any planning permission.

Conservation Officer: comments received 04/12/2017

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

This application for outline consent is within the setting of a number of heritage assets. These are the Staffordshire and Worcestershire Canal Conservation Area which at its nearest point is approximately 550m to the West of the site. There is a cluster of four Locally Listed buildings to the South-West of the site which are Acton Hill Farm, Acton Hill Farm Cottage, 2 Acton Hill Farm Cottage and The Cowmans Cottage the closest of which are approximately 180m away.

The proposed development therefore has the potential to impact on the setting of a designated heritage asset and four non-designated heritage assets.

The Council has a statutory duty to give special attention to the desirability of preserving a conservation area and its setting. Given the distance between the two site, the impact on its setting will be minimal and can be mitigated further by a robust landscaping scheme for the Western boundary of the site. I would therefore consider that subject to this screening which can be agreed at Reserved Matters stage, the proposed development will not harm the setting of the canal.

In terms of the locally listed buildings there is no statutory duty to consider these but paragraph 135 of the NPPF would apply. While there will be some impact on the setting of these non-designated heritage assets this only needs to be taken into account in the planning balance. Given the limited amount of harm to the setting of the buildings, given the distance between the two, this harm is minimal.

Stafford Borough Council: The proposed development would be adjacent to existing development within the designated Settlement Boundary for Stafford Town identified in the adopted local plan for the wider Stafford Borough. Proposals for residential development on otherwise similar greenfield sites within Stafford Borough, adjacent to, but outside the settlement boundary would not be supported by Stafford Borough Council on the basis that the Council can demonstrate a 5 year supply of housing land, including a 20% buffer, and that sufficient housing land is identified in the Strategic Development Locations delivered by policies contained in The Plan for Stafford Borough to meet the requirements of Stafford Town. Such proposals, therefore, being contrary to policies contained in the adopted local plan would also be considered not to accord with the plan-led approach established in paragraph 17 of the National Planning Policy Framework.

Stafford Borough Council recognises, however, that, notwithstanding the proximity of the site to the urban area such that it would both appear and function as an extension to the Town of Stafford and would rely on some services provided by this Borough for which it would receive no contribution, that in policy terms the proposal must be considered in the light of any relevant local plan policies contained in the South Staffordshire Core Strategy, any emerging policies to which weight could be attached and to the application of relevant guidance in the National Planning Policy Framework.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

Stafford Borough Council is aware of the current objection from the local highway authority Staffordshire County Council that the proposal fails to adequately demonstrate the effects of traffic generated by the proposed development on the surrounding road network, particularly relating to the A34 Cannock Road/A34 Radford Bank/A513 Weeping Cross/Baswich Lane (double mini-roundabout junction) and the A34 Queensville/Ampleforth Drive/Silkmore Lane/Old Rickerscote Lane (roundabout junction) within Stafford Borough.

Consequently Stafford Borough Council objects to the current application as submitted on highway safety grounds in that the application fails to demonstrate that the proposal would not have a negative impact on the existing road network, or that the road network has adequate capacity to accommodate the development or can be improved or mitigated as part of the development. It has not been demonstrated that the levels of traffic likely to be generated can be accommodated in terms of capacity, safety and load. The Council would also point out that highway improvement or mitigation works that may be proposed could involve development on land within Stafford Borough outside the line of the existing highway. Any such works would require consent from Stafford Borough Council.

Ramblers Association: comments received 21/06/2017 No adverse effect on the public access along Hazelstrine Lane as it is outside the boundary of the proposed development. CPRE: comments received 28/06/2017 The proposed development of the application site is clearly contrary to Council’s tested and adopted Core Strategy which forms the current Statutory Development Plan for South Staffordshire 2006 – 2028.

The independent inspector appointed by the Secretary of State to examine the 'soundness' of the Submitted Core Strategy found it to be sound. Neither the Core Strategy nor the Inspector, who heard objections to the Strategy, proposed greenfield development in South Staffordshire adjacent to the town of Stafford.

It is appreciated that the town of Stafford lies immediately adjacent to the application site but is in the administrative area of Stafford Borough Council. We are aware that the two Councils co-operated in the preparation of their development plans and have adopted an agreed approach.

It is argued by the promoters that the development would provide housing to meet the needs of Stafford town and emphasises the relationship to the town. In practice, however, Stafford Borough Council in its adopted Local Plan has already provided for 10,000 new homes – this is more than three times its locally generated need - including providing for migrant households from areas such as The Black Country.

Housing completions in Stafford Borough are already exceeding annualised housing targets and it cannot reasonably be argued that further Greenfield sites are required – there have been a number planning refusals and appeals dismissed for Greenfield urban extensions on the grounds of being contrary to the Development Plan and the absence of

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 justification for additional housing. Appellants’ arguments claiming non- compliance with NPPF have not been accepted by Inspectors or the High Court.

In relation to housing completions, in relation to South Staffordshire, The Black Country and South Staffordshire Strategic Housing Market Assessment Final Report states:- Housing delivery Between 2006 and 2016 the District delivered 2,450 dwellings against a target of 1,750 dwellings. This is a surplus of 700 dwellings.

Since 2006, the district has met and exceeded both the SSCS and WMRSS housing target (with the exception of 2013/14). The district managed to double its target delivery in 2007/8 and 2009/10. Despite its restricted housing target, South Staffordshire delivered high completions even in the post-recession period.

It is argued by the applicant that South Staffordshire should be providing additional housing beyond the number in the current Strategy but, in our view, this is a matter of policy for consideration by the Council and does not justify the pre-emptive granting of consents for significant sites in South Staffordshire which are clearly contrary to the Council’s adopted Strategy

Conclusion We do not consider that South Staffordshire Council is in breach of the NPPF, do not believe that the applicant has demonstrated a case sufficient for setting aside the Statutory Development Plan in respect of its housing proposals and see no justification for granting planning permission for the Greenfield development on the site of the current application.

CPRE’s representation relates solely to planning principles. There may be other objections to this proposal from the District Council or other parties on landscape, ecology, infrastructure, affordable housing, highways, access, sustainability, or other grounds. The absence of CPRE comment on these matters should not be construed as suggesting that CPRE considers that there are no other matters of significance to consideration of the application.

Open Spaces Society: comments received 23/06/2017 I note that public right of way is just outside of the development area and appears to be unaffected by the development.

Staffordshire Fire and Rescue: informatives recommended 22/06/2017

Environment Agency: no comments received

National Grid: no comments received

Staffordshire Wildlife Team: no comments received

Crime Prevention Officer: recommends informatives

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

2 site notices posted 5th July at Old Croft Road and Overhill Road, these expired 26th July 2017.

An advert was posted in the Express & Star 20th June and expired 12th July 2017.

21 neighbours were notified in writing. 1 letter of support received. 181 letters of objection received.

Letters of objection raised the following concerns: A large increase in traffic and danger to other road users Inadequate infrastructure Prime agricultural land Not designated for development in the south Staffordshire council core strategy Development of the site could result in permission on other fields around it which could then ruin the views from Cannock chase Loss of greenbelt Impact on wildlife The area is due to flooding due to the gradient of the land and there are issues with the existing sewer and storm water drainage systems The site is unsuitable for care apartments for the elderly as it is not within walking distance of any local amenities Removal of trees Drain and sewerage will not cope with the extra capacity The site has considerable scenic value The paths are too narrow

5. APPRAISAL

5.1 The application has been called to Committee by Councillor Bates

5.2 Key Issues -Principle of development -Housing Delivery/5 Year Housing Land Supply -Encroachment into open countryside: -Impact upon landscape character -Ecological -Historical -Agricultural -Recreational -Sustainability of development -Highways and transport and second highways opinion -Flood risk and drainage -Residential amenity and design

Other Material Considerations The significance of other considerations in this case will be assessed under 3 headings: - A) Greater Birmingham Housing Market Area (GBHMA) Housing Shortfall B) Local financial considerations C) Sustainability

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

-Representations -Planning Obligations

5.3 Principle of development 5.3.1 Core Strategy Policy 1 sets out the strategic approach to the delivery of new homes in the district over the plan period. Core Policy 1 defines the main villages for the main focus for housing growth, employment development and service provision and local service villages for limited growth.

5.3.2 The site lies outside of a Main and Local Service Village and sits within the Open Countryside. Policy OC1 states development within the Open Countryside will normally be permitted where the proposed development is for either of the categories listed (agriculture, forestry, small scale sport facilities etc.) This proposal does not fall within those categories and is therefore deemed contrary to policies CP1 and OC1 of the Core Strategy.

Notwithstanding the above the site however is directly adjacent the settlement boundary for Stafford Town and the suburban settlement of Weeping Cross and is bound to the east by the A34, a key transport corridor leading into Stafford’s town centre

5.3.3 The National Planning Policy Framework (NPPF) is based on a presumption in favour of sustainable development (known as the ‘golden thread’ running through the NPPF) when assessing and determining proposals [NPPF Paragraph 14]. One of the aims of NPPF is 'to boost significantly the supply of housing' in a sustainable way and to 'encourage and not act as an impediment to sustainable growth'. To achieve this, paragraph 47 of the NPPF requires the Council to "identify and update annually a supply of specific deliverable sites sufficient to provide five years' worth of housing against their housing requirements…" It is also clear that the Core Strategy must meet "the full objectively assessed needs for market and affordable housing in the housing market area, as far as is consistent with the policies set out in the Framework…"

5.3.4 The Council is unable to demonstrate a 5 Year Supply of Housing Land [4.39 years as calculated by Local Plans Team 1st April 2017 and later published summer 2017]. Accordingly, the housing policies in our adopted Core Strategy are now considered to be out-of-date – and therefore carry less weight in the planning balance. A decision handed down by the Supreme Court on 10 May 2017 (Suffolk Coastal DC v Hopkins Homes Ltd and SSCLG, Richborough Estates Partnership LLP and SSCLG v Cheshire East BC [2017]), confirmed that in law this relates only to housing policies regarding the numbers/quantum of houses and their distribution/location.

5.3.5 In these circumstances the NPPF provides a clear direction that Paragraph 14 [the presumption in favour of sustainable development] applies. This has become known as ‘the ‘tilted balance’ in favour of a grant of planning permission. In these circumstances planning permission should be granted unless the benefits of granting planning permission

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 would be significantly and demonstrably outweighed by the harm or if there are specific policies in the Framework that indicate that development should be restricted.

5.3.6 However, this does not mean that the simple presence of a housing land supply shortfall means that housing developments must automatically be granted planning permission. Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise [NPPF Paragraph 196]. The NPPF is a material consideration in planning decisions. Accordingly, this proposed development needs to be considered in the context of the presumption in favour of sustainable development, defined by the Framework as encompassing economic, social and environmental dimensions which give rise to corresponding roles for the planning system.

5.3.7 Therefore, as indicated above, this does not imply that Policy OC1 should be disregarded in determining the application in question; it is for the decision-taker to determine how much weight can be given to the policy in the planning balance of this specific application. The main issues for consideration therefore are whether, in the overall planning balance, the application can be considered as sustainable development in the terms of the National Planning Policy Framework, having particular regard to the key issues listed below. 5.4 Housing Delivery/5 Year Housing Land Supply 5.4.1 Core Policy 1 sets out the level of housing growth proposed for each of the villages in the settlement hierarchy. Acton Trussell is identified to deliver limited development where it meets local needs, and for such new housing to be delivered within or close to the villages centre for sustainability reasons.

5.4.2 Whilst the site lies outside of the village centre it does adjoin the settlement of Stafford which is identified as a sustainable location, and the site being in such close proximity means the proposal would comply with the golden thread of presumption in favour of sustainable development and is therefore compliant with Para 14 of the NPPF. Therefore I attach significant weight to this point.

5.5 Encroachment into Open Countryside 5.5.1 Whilst the site abuts the settlement of Stafford, it is located outside of the development boundary and is therefore in planning policy terms defined as open countryside. The site is rural in character, it’s adjacent to agricultural fields and hedgerow boundaries therefore encroachment into the open countryside would result in a loss of agricultural land and incidental open space on the edge of the village.

5.5.2 Policy OC1 of the Core Strategy seeks to protect open land from this form of development. Therefore given the location of the site the proposed is considered to be a departure from the development plan and the loss of this land [from development] could have an impact upon the character and amenity of the area contrary to policy OC1.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

5.5.3 However in light of the provisions of the National Planning Policy Framework (the Framework) the current housing land supply position renders the development boundary, and those policies restricting development to within those boundaries, including OC1, as out of date, since they are relevant to the supply of housing. This is not to say that these policies are to be disregarded, they are to be given the weight they are due in light of the matters to be considered in this application by assessment of harm and benefits.

5.5.4 Core Policy OC1 offers protection for its landscapes, areas of ecological, historical, archaeological, agricultural and recreational value. Therefore in order to determine the amount of weight that should be afforded to this policy objection it is fundamental to establish the degree of harm the proposed development would have on this application site. In this report sections a) - e) describe the degree of harm and on balance it is viewed the proposed development would not, in this case, significantly have an adverse impact on the sites environmental value.

5.6 Impact upon Landscape Character 5.6.1 Policy EQ4 and EQ12 states the intrinsic character and local distinctiveness of the South Staffordshire landscape should be maintained and where possible enhanced. Paragraph 17 of the NPPF sets out 12 core land use planning principles, which amongst others; include the provision to recognise the intrinsic character and beauty of the countryside.

5.6.2 The application site lies 1.2 km from the Cannock Chase Area of Outstanding Natural Beauty and 2km from Cannock Chase SSSI. Radford Meadows Local Nature Reserve (LNR) is located around 600m west of the site and Brocton LNR 1.4km south east of the site. Staffordshire and Worcestershire Canal Conservation Area is the closest Conservation Area to the site, 700m west. The site is also located within the NCA 67 ‘Cannock Chase and Cank Wood’

5.6.3 The nearest public footpath lies north of site outside the application boundary. Along the boundaries of the site exist moderate to high quality/category A-B trees.

5.6.4 The site lies within the Zone of Influence for the Cannock Chase SAC where evidence, supported by Natural England and set out in Policy EQ2 of the Core Strategy clearly demonstrates that any net increase in housing will have an adverse effect on the SAC. To assist in mitigating this impact a developer contribution of £232 per unit has been agreed and is considered acceptable provided this is secured through Unilateral Undertaking. Therefore the proposal is in accordance with policy EQ2 of the adopted Core Strategy.

5.6.5 With regards to the above designations the Conservation Area officer and AONB officer have considered the application and confirmed no objections. Due to the elevated positioning of the site, the adjoining residential settlement and intervening vegetation/landform views are limited.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

5.6.6 The site is perceived as part of an area of wider open countryside forming the edge of Stafford’s Development Boundary and the backdrop to the Acton Trussell. The proposed development would therefore replace what are open countryside views with housing and subsequently affecting the character of the surrounding area. Although, landscape features such as the mature trees will be retained and incorporated into the proposed green infrastructure (planting, formal and informal public open space, attenuation pond etc.). Furthermore views of the site from Acton Hill Road will be lost from the brow of Acton Hill Road when travelling north east, such views will be mitigated with a development set back and woodland block along the southern boundary of the site. To assist further a condition to insist on a substantial planting buffer (along the southern boundary) will be imposed should the application be approved.

5.6.7 A Landscape and Visual Appraisal has been submitted as part of the application that concludes the site is of a low to medium landscape value. Whilst there are individual elements of landscape value within the site and the immediate surroundings it is not of an unremarkable landscape quality, is not of impressive or outstanding appearance and not a particularly scenic example of the host landscape area.

5.6.8 However whilst it is accepted that the site is not subject of any specific planning policy, environmental or landscape designation and is not a 'valued landscape' (as referred to a paragraph 109 of the Framework) the loss of open land to built development (in this location) in my view would pose some long-tern landscape effects on the site. Therefore I consider there would be some impact on the landscape character and views achieved from those sensitive visual receptors in close proximity to the site (residential properties) and public access routes in close proximity to the site, subsequently conflicting with policies EQ3 and EQ12.

5.6.9 However given the points above together with the built development set back/woodland block I consider that the issue of landscape harm/conflict with policies EQ3 and EQ12 can only be afforded limited weight in the planning balance.

5.6.10 With regards to the above I consider further planning mechanisms could assist in reducing the harm by imposing a landscape buffer condition for the southern side of the site (as indicated on the indicative masterplan).

5.6.11 Therefore it is my view that with the mitigation proposed the development would have a limited impact on landscape character and would not fall contrary to local plan landscape policies or the NPPF.

5.7 Ecological 5.7.1 The NPPF seeks to minimise impacts and provide gains in biodiversity. This is echoed within Policy EQ1 which states that permission will be granted for development that does not cause significant harm to sites or habitats of nature conservation. As part of the application several documents were provided to address ecological impact. The Ecologist has reviewed the documents submitted with the application and states the proposals are in accordance with NPPF and Local Policy for biodiversity

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 and would provide a small scale contribution to Staffordshire Biodiversity Action Plan objectives. No objections subject to conditions are confirmed.

5.7.2 The reports provided with the application along with their recommendations are deemed acceptable, subject to conditions complying with Policy EQ1 and the NPPF.

5.8 Historical 5.8.1 The application site lies 3km to the south of Stafford where archaeological evidence of Iron Age activity has previously been identified. Evidence for ridge and furrow, associated with ploughing dating from the medieval period, was also identified.

5.8.2 Taking into account the results of the geophysical survey and the demonstrable archaeological potential the Historic Environment Advisor advises that the geophysical survey is extended across the remainder of the site as part of a staged archaeological evaluation. The purpose of the evaluation is to further understand the survival, nature, character, date and significance of any archaeological remains. It is said that this work should be carried out sufficiently in advance of groundworks to inform the need for and scope of any further archaeological mitigation. This approach is supported by NPPF paragraph 128 which requires applicants to describe the significance of any heritage assets and the potential impact of any proposed development upon them and NPPF paragraph 141 which requires applicants to ‘record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible’. Such archaeological mitigation should be undertaken by a suitably experienced archaeologists working to the Chartered Institute for Archaeologists code of conduct and standards and guidance for ‘Archaeological Evaluations’ (2014).

5.8.3 The Historic Environment Advisor considers work would most appropriately be secured via a condition being attached to any permission issued which states:

"Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation (‘the Scheme’) shall be submitted for the written approval of the District Planning Authority. The Scheme shall provide details of the programme of archaeological works to be carried out within the site, including post-excavation reporting and appropriate publication. The Scheme shall thereafter be implemented in full in accordance with the approved plans”

5.8.4 The Historic Environment Advisor advises that this work would most appropriately be secured via a condition to understand the nature, character, date and significance of any archaeological remains prior to commencement. This approach is line with paragraph 128 and 141 of the NPPF.

5.9 Agricultural

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

5.9.1 Paragraphs 17 and 112 of the NPPF requires for local planning authorities take into account the economic and other benefits of best and most versatile agricultural land and that areas of poorer quality should be used in preference to areas of higher quality.

5.9.2 The Agricultural Land Classification for the site is subgrade 3 (good quality) agricultural land. Therefore this site is consequently afforded a degree of protection from development.

5.9.3 Having said this, the Council recognises that Grades 1, 2 and 3a are classified as the ‘Best and Most Versatile’ agricultural land category as defined in the NPPF. Significant areas of South Staffordshire lie within these areas therefore, in order to meet housing supply in this region, and provide the appropriate level of new residential development, the loss of some BMV land would be unavoidable.

5.9.4 Although the land will no longer be available for agricultural production the proposed scheme would include landscaped areas, formal and informal open space along with domestic gardens. Therefore the development in general will allow for some soil reuse. Providing these soils are handled when dry, they will retain a proportion of their structure and functional ability to provide benefits through ecosystem services.

5.9.5 Although it is required to account for economic benefits of BMV, the NPPF does not place a restriction to the development of BMV. In light of the above reasons I am of the view that the proposal does not involve a significant loss of the best and most versatile agricultural land and afford limited weight to its loss [to development] and the proposed is therefore broadly consists with the framework.

5.10 Recreational 5.10.1 The site is private green space; with no public access therefore limited weight can be afforded to its recreational value in this case.

5.11 Sustainability of Development 5.11.1 Whilst located within the open countryside the site lies adjacent to the settlement boundary for Stafford Town and the suburban settlement of Weeping Cross, and is adjacent to the A34. This road offers regular bus services into Stafford Town Centre and Cannock, which offers a number of higher level services and employment opportunities.

5.11.2 Therefore, the proposal is not physically or functionally isolated, and is located so as to offer opportunities for the use of sustainable modes of transport. Therefore, the proposal is considered to conform to the requirements of paragraphs 34, 38 and 55 of the NPPF. The site is within a reasonable distance of the local services and facilities; some of these being a local shop, village hall and pharmacy. To the north is a Pub/restaurant and to the east situates a Primary School, Secondary School and Sports Ground. Many of these services are located within close walking distance that would take around10 -15 minutes on foot.

5.11.3 With regards to school places this development is expected to generate 33 primary school places and 17 secondary school places.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

All saints CE (VA) Primary School is projected to be full for the foreseeable future and cannot be expanded due to constraints on the school site. Having said that the proposed development would be adjacent the northern edge of the school catchment area of Stafford and within the Stafford South cluster of schools of which All Saint’s forms part. Whilst these schools are projected to be full there is scope for expansion at one or more of these schools therefore an education contribution is requested to mitigate the impact of the development. The contribution would be used towards expansion projects.

5.11.4 It can therefore be said that the application site is well served by public transport and is in a sustainable location.

5.11.5 Economically, the construction and fitting out of the dwellings would create employment and generate demand for services as well as for various plant and material. The increase in the population of Stafford will potentially boost the spending power of the local economy to some extent. This economic benefit adds some weight in favour of the planning balance.

5.11.6 Socially the proposed would provide additional housing required to meet the needs of present and future generations with accessible local services that reflect the communities' needs and supports its health, social and cultural well-being. Although indicative the proposal is said to deliver 55 apartments with care (C2) that would too help serve the districts ageing population and 155 dwellings that would contribute to providing a further mix and choice of homes. With regards to the dwellings a 40% affordable on site contribution will be agreed via a Section 106. With regards to the apartments with care a contribution will not be sought, however a restriction on occupancy of the apartments will be included within the 106 to confirm only those individuals explicitly in need of care will be permitted to occupy the units. Should this change a deed to vary the section 106 will be required in the future.

5.11.7 Environmentally the development will not significantly harm the natural environment, it will help to improve biodiversity, minimise waste and pollution through mitigation measures.

5.11.8 The combination of these benefits would secure economic growth and boost the supply of housing compliant with the NPPF, and are therefore sound arguments carrying considerable weight in favour of the proposal.

5.12 Highways and Transport 5.12.1 Between Tuesday 28th February and Wednesday 8th March a traffic survey was carried out, the data collected has been broken down into AM and PM peaks. This data was then cross referenced with further survey work 15th July 2017. Several junctions were surveyed; these being some (see appendices for full data set):

-A34 Cannock Road -Radford Bank -Baswich Lane -Weeping Cross

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

-A34 Queensville/Ampleforth Drive/Silkmore Lane/Old Rickerscote Lane

5.12.2 The Techincal Note (TN) report concluded, having undertaken further detailed assessment of the A34 Cannock Road/ A34 Radford Bank/ Weeping Cross/ Baswich Lane junction and having reviewed again the results of the assessment carried out at the Queensville roundabout that the development is likely to have only a negligible impact on the operation of the highway network. It was concluded that only small changes to currently observed queue lengths are likely to occur causing minimal additional delay beyond that currently experienced.

5.12.3 Whilst it is acknowledged that there may be capacity issues at present at the A34 Cannock Road/ A34 Radford Bank/ Weeping Cross/ Baswich Lane junction it was found that these would not be compounded by the development to any great extent.

5.12.4 There are issues with capacity on this section of the A34 which Staffordshire County Council have been aware of for some time and prior to application 17/00505/OUT being submitted. PRIME (the highway consultants) are of the opinion that these capacity issues would not be exacerbated by the development to the level where the impact could be deemed to be ‘severe’.

5.12.5 The applicant is willing to mitigate for the impact of the development by contributing/ funding the Corridor Study that Staffordshire County Council had intended to undertake; to ascertain what highway improvements can be introduced that may reduce the traffic flow issues along the A34/A513/ Weeping Cross Double mini-roundabout to the A34 Queensville/Silkmore Lane corridor. The applicant is also proposing to introduce measures to enhance sustainable travel including producing a Travel Plan and additional measures to encourage and aid cycling and walking. This includes the introduction of a toucan crossing and shared cycle/pedestrian facilities at the site that will connect to the existing cycling/pedestrian facilities and a contribution to enhance the cycle connection to the National Cycle Network.

5.12.6 Paragraph 32 of NPPF states that ‘development should only be prevented or refused on transport grounds where the residual cumulative impacts of the development are severe.’ Following on from further analysis and a more detailed review of the previous assessment work and additional information collected on site the consultant (PRIME) is of the opinion that the proposals would not have an adverse impact on safety and only a negligible impact in highway capacity terms. Therefore it is concluded that there are no highways or transportation related reasons why planning permission should not be granted and as such it would be unreasonable for the Planning Authority to withhold permission on these grounds.

5.12.7 County Highways have reviewed the submitted reports and agree with the conclusions reached. They accept the additional trips generated by this development could be accommodated by the highway network and that the proposal is not expected to impinge of the safety of highway users or significantly affect the convenience of road users. County

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

Highways consider it acceptable subject to conditions, off site highway works and mentioned contributions.

5.13 Second Highways Opinion 5.13.1 For the avoidance of doubt the LPA sought a second highways opinion and for the Transport Assessment and Technical Note submitted to be reviewed by a highways consultant. Jeremy Hurlstone (from The Hurlstone Partnership Limited) was appointed to review the documents in regards to traffic generation, distribution, capacity, proposed access and acceptability of the proposal and confirmed the following 6th November 2017.

‘Notwithstanding the matters raised within our review above, we do not consider that subject to the imposition of reasonable planning conditions and obligations, that the proposed development would breach these (PPG) tests. As a result, we can confirm our agreement of the Highway Authority’s recommendation of no objection subject to reasonable conditions and obligations being imposed.’

6. Therefore it is concluded that the site is a sustainable location for development; it can be accessed safely; and that the impact on the local highway network is not significant. As such the proposal would accord with the provisions of the policies CP11, EV11 of the Core Strategy and NPPF.

5.14 Flood risk and drainage 5.14.1 Following the Flood Risk Team’s initial response further information has been submitted to address the points raised. On the basis of the information submitted the County Flood Risk Team consider that outline permission can be granted, provided further investigation is undertaken and full details are submitted for approval at the reserved matters stage.

5.14.2 The Flood Risk Officer concludes no objections subject to a surface water drainage condition. No comments have been made by the Environment Agency and no objections from Severn Trent Water therefore I am satisfied the proposed would accord with the policy CP3 of the Core Strategy and NPPF.

5.15 Residential Amenity and Design 5.15.1 Whilst the application is for outline with access for other matters (layout, appearance, landscaping and scale) to be secured at reserved matters stage the illustrative layout plan submitted with the application does demonstrate that suitable separation distances could be achieved.

5.15.2 Notwithstanding the above I do have some design concerns with the appraisal layout and these should be addressed at reserved matters stage. Bearing in mind the lie/significant slope of the land and existing landscape concerns I consider positioning substantial buffer planting along the southern side of the site to reduce landscape harm.

5.15.3 To ensure the amenities of nearby residents are protected a construction management plan will be conditioned.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

5.16 Other Material Considerations

A) Greater Birmingham Housing Market Area (GBHMA) Housing Shortfall 6.1.5 The Birmingham Development Plan 2011-2031 was adopted in January 2017 and commits Birmingham City Council to work with the 13 other local planning authorities within the GBHMA in order to address the housing shortfall within emerging local plans. Birmingham’s objectively assessed housing needs (oan) were evidenced in the plan as 89,000 dwellings. The plan will deliver 51,100 dwellings and so this leaves a shortfall of 37,900 dwellings.

I attribute significant weight in the planning balance to the existence of this evidenced shortfall.

B) Local financial considerations 6.1.6 The Localism Act 2011 brought about changes to primary planning legislation which means that local financial considerations are capable of being material considerations in the outcome of planning decisions. How much weight should be attached is for the decision-taker to decide based on the circumstances of the individual case. In this case it is considered that local financial consideration should carry moderate weight in favour of the proposed development. The local financial considerations are the generation of increased council tax payments, potential payment of New Homes Bonus, the construction and fitting out of the dwellings would financially be of benefit locally, together with employment creation, generating demand for materials and the increase in the population of Penkridge will contribute to the spending power of the local economy to some extent.

C)Sustainability 6.1.7 The proposed development would deliver 40% affordable housing, a mix of market and affordable homes and apartments with care (C2), it would deliver a further choice of new homes in a sustainable location (mix to be finalised at reserved matters). Such would boost South Staffordshire’s existing housing supply and assist with accommodating the districts ageing population in accordance paragraphs 47, 50 of the NPPF and policy H1 of our adopted Core Strategy.

7. Although the application is contrary to OC1 and conflicts with policies EQ4 and EQ11 the site is not of high recreational, landscape, historical, archaeological or ecological value and is very close to a main service village, within close walking distance of facilities and services. Therefore whilst the proposed would not accord with OC1 it would contribute to some of the aims by creating sustainable development in terms of environmental, social and economic factors.

5.17 Representations 5.17.1 With regards to reasons for objection I have addressed these concerns throughout the report, whilst I have not referred to the non- planning reasons I have acknowledged them.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

5.18 Planning Contributions 5.18.1 Policy EQ13 states that contributions will be sought from developers where necessary to achieve sustainable development. Although the application is in outline form with all details reserved except for access, it is common practice to try and get the particulars that would require entering into a Section 106 Agreement secured at this stage. The contributions sought for are:

- 40% affordable housing for residential dwellings - Public Open Space £65,190 per ha maintenance - Educational contribution for 155 dwellings - SAC £232 per unit - Travel Plan monitoring fee of £6430 - £30,000 contribution towards A34 Corridor Study - £30,000 contribution towards cycle infrastructure upgrade ate the Radford Road Crossing.

5.18.2 Policy H2 seeks 40% affordable housing on greenfield land for 10 or more dwellings. Policy H4 states that affordable housing should be secured in perpetuity and set 50% social rental and 50% intermediate tenures. The draft S106 stipulates that 40% of the dwellings constructed will be affordable and comprise 50% social rented units and 50% intermediate housing units. This is considered to be acceptable for when the final S106 is finalised, complying with policies EQ13, H1, H2 and H4.

5.18.3 The draft S106 states that an educational contribution is to be paid. This sum is based upon up to 155 dwellings as shown on the indicative masterplan.

5.18.4 The site lies within the Zone of Influence for the Cannock Chase SAC where evidence, supported by Natural England and set out in Policy EQ2 of the Core Strategy clearly demonstrates that any net increase in housing will have an adverse effect on the SAC. To assist in mitigating this impact a developer contribution of £232 per unit has been agreed and is considered acceptable provided this is secured through Unilateral Undertaking.

5.18.5 The proposal includes the provision of green infrastructure including the provision of formal and informal open space. The parks and Open space officer has commented and the applicant has agreed to the financial contribution. This would be secured as part of the S106 agreement.

6 CONCLUSION

6.1The Council cannot demonstrate a five year supply of housing land therefore the policies for the supply of housing (as set out in the development plan [adopted Core Strategy]) cannot be considered to be up-to-date. In these circumstances the presumption in favour of sustainable development applies (NPPF Paragraph 14). This is referred to as ‘the tilted balance’ – where planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits (when assessed against the policies in

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 the Framework taken as a whole) or specific policies in the Framework indicate development should be restricted.

6.2 Weeping Cross, Stafford is a suburban settlement with access to local services and facilities within walking distance and a regular bus and rail service that could be used; such are likely to be required by future occupiers on an everyday basis. The site would deliver a range of economic, social and environmental benefits. It would secure some economic growth, contribute to the Greater Birmingham Housing Market Area (GBHMA) housing shortfall (the Council’s lack of a 5 year housing land supply position), significantly boost the supply of housing that are compliant with the NPPF, and are therefore sound arguments carrying considerable weight in favour of this proposal. The scheme is of a scale that is commensurate with the function and character of Stafford and can be adequately developed without detrimental impact to character, highway safety, existing infrastructure nor any adverse impacts to ecological, archaeological, agricultural areas and recreational value. Furthermore the proposal is a suitable use which will not cause harm to the surrounding residential amenity. In this respect the proposal is considered to represent a sustainable form of development and accords with the NPPF.

6.3 I acknowledge there would be some conflict with the development plan as a consequence of the localised harm arising from the loss of open countryside, the loss of BMV, together with the impact on the existing landscape and local character; however, in the planning balance this is not sufficient to significantly and demonstrably outweigh the benefits of open market and affordable housing provision.

7. RECOMMENDATION - Delegate APPROVAL to the Development Management Team Manager to issue the decision on completion of a satisfactory Section 106 agreement.

Subject to the following condition(s):

1. The development which this permission relates must be begun no later than whichever is the later of the following dates:

a. The expiration of three years from the date on which this permission is granted; b. 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.

2. Before the development commences, and within 3 years of the date of this permission, full details of the following reserved matters shall be submitted to the Local Planning Authority:

a. The Layout - The way in which buildings, routes and open spaces are to be provided within the development and their relationship to buildings and spaces in the vicinity of the site;

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

b. The Scale - The height, width, length and overall appearance of each of the proposed buildings, including the proposed facing materials, and how they relate to their surroundings;

c. The Appearance - The aspects of a building or place which determine the visual impression it makes;

d. The Landscaping - The treatment of private and public space and the impact upon the site's amenity through the introduction of hard and soft landscaping.

The development to which the outline permission relates must be begun no 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.

3. This permission does not grant or imply consent for the indicative layout shown on the masterplan (7640 – L – 02 REV I).

4. Prior to any development the following shall be submitted to and approved in writing by the LPA;

Submission of a bat mitigation plan to include advance planting to Mitigate hedgerow loss to access creation (not a reserved matter).

A bat mitigation plan will also be required to support reserved matters application(s) to include protection of bats during tree works, lighting design and bat box installation.

Submission of a barn owl survey and mitigation plan.

5. Before the development commences a landscape scheme demonstrating enhancements for biodiversity and future management/maintenance shall be submitted to the Local Planning Authority for approval in writing. The approved scheme shall be implemented concurrently with the development and completed within 12 months of the completion of the development. The Local Planning Authority shall be notified when the scheme has been completed. Any failures shall be replaced within the next available planting season and the scheme shall be maintained to the satisfaction of the Local Planning Authority.

6. Before the development commences a lighting scheme (that avoids impact on bats and takes account of advice contained in s.6.11 of the Bat Survey Report) shall be submitted to the Local Planning Authority for approval in writing.

7. No development shall begin until a detailed surface water drainage design has been submitted to and approved by the Local Planning Authority in consultation with the Lead Local Flood Authority:

The design must be in accordance with the overall strategy and key

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

design parameters set out in the Flood Risk Assessment (Ref: 6154/R2, May 2017).

The design must demonstrate: -Detailed CCTV survey of the culvert crossing the site to establish its precise location, capacity and condition, and any remedial works or diversion required. - Surface water drainage system(s) designed in accordance with national and local standards, including the Non-statutory technical standards for sustainable drainage systems (DEFRA, March 2015). - SuDS design to provide adequate water quality treatment, which can be demonstrated using the Simple Index Approach (CIRIA SuDS Manual 2015). - Evidence of an acceptable point of discharge for surface water runoff, in accordance with the drainage hierarchy, including BRE365 infiltration testing and third party agreement for sewer crossings if required. - Detailed design (plans, network details and calculations) in support of any surface water drainage scheme, including details on any attenuation system, and the outfall arrangements. Calculations should demonstrate the performance of the designed system for a range of return periods and storm durations inclusive of the 1 in 1 year, 1 in 30 year, 1 in 100 year and 1 in 100 year plus climate change return periods. - Plans illustrating flooded areas and flow paths in the event of exceedance of the drainage system. Site layout and levels should provide safe flood routes and adequate access for maintenance. - Provision of an acceptable management and maintenance plan for surface water drainage to ensure continued performance of the system for the lifetime of the development. This should include a schedule of required maintenance activities and frequencies, and contact details for the organisation responsible for carrying out these duties.

8. The development hereby permitted should not commence until drainage plans for the disposal of foul and surface water flows have been submitted to and approved in writing by the Local Planning Authority, and the scheme is implemented in accordance with the approved details before the development is first brought into use.

9.The development hereby permitted shall not be commenced until full details of the site access , as illustrated on drawing P16110-003, have been submitted to, and approved in writing by, the Local Planning Authority and shall include a Road Safety Audit and detail of construction, footways, surface water drainage, street lighting, signing and road markings as deemed necessary by the Highway Authority. The access will thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

10. The development hereby approved shall not be commenced until full details of the following have been submitted to and approved in writing by the Local Planning Authority:

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

- layout of site including disposition of buildings and provision of parking, turning and servicing within the site curtilage; - means of surface water drainage from all areas intended to remain in private ownership; - full road construction including longitudinal sections and a satisfactory means of draining roads to an acceptable drainage outfall. The development shall thereafter be implemented in accordance with the approved details.

11. No development hereby approved shall be commenced until full details of the proposed signal controlled cycle/pedestrian crossing on the A34 (Cannock Road) to the North of the proposed site access and the Proposed uncontrolled pedestrian crossing on the A34 to the south of the site access has been submitted to and approved in writing by the Local Planning Authority: The crossing shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

12. No development hereby approved shall be commenced until details of the cycle/pedestrian connections between the site and Hazelstrine Lane and the Wildwood housing estate ,including connections within the site have been submitted to and approved in writing by the Local Planning Authority: The connection points shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

13. No development hereby approved shall be commenced until details of the 3m wide cycle/pedestrian footway along the site frontage have been submitted to and approved in writing by the Local Planning Authority: The cycle/footpath shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation.

14. No development hereby approved shall be commenced until details of the upgrade of the footway on the east side of Cannock to a 3m footway/cycleway connecting the proposed Toucan crossing and the existing Toucan crossing on Cannock Road north of Bridle Road have been submitted to and approved in writing by the Local Planning Authority:

The cycle/footpath shall thereafter be implemented in accordance with the approved details and be completed prior to first occupation

15. No part of the development permitted by this consent shall be occupied until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall set out proposals (including a timetable) to promote travel by sustainable modes which are acceptable to the Local Planning Authority. The Travel Plan shall be implemented in accordance with the timetable set out in that plan unless otherwise agreed in writing by the Local Planning Authority. Reports demonstrating progress in promoting sustainable transport measures shall be submitted annually on each

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

anniversary of the date of the planning consent to the Local Planning Authority for approval for a period of five years from first occupation of the development permitted by this consent.

16. 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) a site compound with associated temporary buildings: ii) the routing of construction vehicles to and from the site; iii) the removal of demolition materials from site; iv) the parking of vehicles of site operatives and visitors and hours of operation; v) the loading and unloading of plant and materials; vi) storage of plant and materials used in constructing the development; vii) measures to prevent the deposition of deleterious material on the highway including wheel wash facilities

17. Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation (‘the Scheme’) shall be submitted for the written approval of the District Planning Authority. The Scheme shall provide details of the programme of archaeological works to be carried out within the site, including post-excavation reporting and appropriate publication. The Scheme shall thereafter be implemented in full in accordance with the approved plans”

18. Before development commences details of the existing and proposed ground levels of the site (and finished floor levels of the buildings) shall be submitted to the Local Planning Authority for approval in writing. The development shall be carried out to the approved levels.

19. a) No development shall take place within the bird breeding season March-September inclusive unless preceded no more than 48 hours before by a breeding bird survey by a suitably qualified and experienced ornithologist or ecologist that demonstrates that no bird breeding (including ground nesting birds) will be affected or that works can be carried out while protecting breeding sites. The survey report should be submitted to the Local Planning Authority within two weeks of commencement of any works taking place.

b) Prior to any tree removal an inspection by an ecologist is required and for soft-felling techniques to be used.

20. Site Characterisation An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: ' human health, ' property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, ' adjoining land, ' groundwater’s and surface waters, ' ecological systems, ' archaeological sites and ancient monuments; (iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

21. Submission of Remediation Scheme A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

22. Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

23. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 21, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 22.

24. Prior to development an arboricultural impact assessment should be submitted to and approved in writing by the Local Planning Authority.

25. The southern boundary of the site should feature a substantial landscaping buffer.

26. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended), or any other subsequent equivalent order, no development within the following classes of development shall be carried out to the dwelling(s) hereby approved without the prior approval of the Local Planning Authority:

f. Schedule 2, Part 1, Class F - hardsurfacing g. Schedule 2, Part 1, Class G - chimney, flue or soil and vent pipe h. Schedule 2, Part 1, Class H - microwave antenna i. Schedule 2, Part 2, Class A - gate, wall, fence or other means of enclosure j. Schedule 2, Part 2, Class B - means of access k. Schedule 2, Part 2, Class C - painting of exterior

27. The development shall be carried out in accordance with the approved plans and documents:

Bat Survey Report October 2017 Ecological Appraisal May 2017 HRA Assessment May 2017 Prime Transport Assessment and revised Technical Note (Sept 2017)

1. To define the permission.

2. In order to define the permission and to avoid doubt.

3. To define the permission.

4. In order to protect any protected species/biodiversity on the site in accordance with EQ1 of the adopted Core Strategy

5. To safeguard the amenity of the area in accordance with policy EQ11 of the adopted Core Strategy.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

6. To safeguard the amenity of the area in accordance with policy EQ1 and EQ11 of the adopted Core Strategy.

7. To prevent danger or damage from flooding in accordance with policy EQ7 of the adopted Core Strategy.

8. This is to ensure that the development is provided with a satisfactory means of drainage as well as to prevent and avoid exacerbating any flooding in accordance with policy EQ7 of the adopted Core Strategy.

9. To comply with the principles set out in the National Planning policy Framework and in the interest of Highway safety.

10. To comply with the principles set out in the National Planning policy Framework and in the interest of Highway safety.

11. To comply with the principles set out in the National Planning policy Framework and in the interest of Highway safety.

12. To comply with the principles set out in the National Planning policy Framework and in the interest of Highway safety.

13. To comply with the principles set out in the National Planning policy Framework and in the interest of Highway safety.

14. To comply with the principles set out in the National Planning policy Framework and in the interest of Highway safety.

15. To comply with the principles set out in the National Planning policy Framework, EV11 of the Core Strategy and in the interest of Highway safety.

16. To comply with the principles set out in the National Planning policy Framework and in the interest of Highway safety and surrounding amenity.

17. In order to preserve and record any items of archaeological interest in accordance with policy EQ3 of the adopted Core Strategy.

18. To safeguard the amenity of the area in accordance with policy EQ4 of the adopted Core Strategy.

19. In order to protect any protected species/biodiversity on the site in accordance with EQ1 of the adopted Core Strategy

20. To ensure that risks from land contamination to the future users of the land and neighbouring land are minimized, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy EQ9 of the adopted Core Strategy.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

21. To ensure that risks from land contamination to the future users of the land and neighbouring land are minimized, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy EQ9 of the adopted Core Strategy.

22. To ensure that risks from land contamination to the future users of the land and neighbouring land are minimized, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy EQ9 of the adopted Core Strategy.

23. To ensure that risks from land contamination to the future users of the land and neighbouring land are minimized, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy EQ9 of the adopted Core Strategy.

24. To safeguard the amenity of the area in accordance with policy EQ4 of the adopted Core Strategy and protect the existing trees on the site during construction work in accordance with policy EQ12 of the adopted Core Strategy.

25. To safeguard the amenity of the area in accordance with policy EQ11 of the adopted Core Strategy.

26. In order to protect the Open Countryside, define the permission and to avoid doubt.

27. In order to define the permission.

28. Proactive Statement

In dealing with the planning application the Local Planning Authority has worked in a positive and proactive manner by agreeing amendments to the application and in accordance with paragraphs 186 and 187 of the National Planning Policy Framework 2012. Reasons

29. INFORMATIVES:

County Highways Informatives to Planning Officer This Form X is issued on the assumption that the developer enters into a Section 106 Agreement to secure the following: - A Travel Plan monitoring fee of £6430. - The County Council legal and technical fees in respect of preparing and engrossing the agreement. - A £30,000 contribution toward the A34 Corridor Study

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

- £30,000 contribution towards the cycle infrastructure upgrade, at the Radford Road Crossing.

Note to Planning Officer The conditions requiring off-site highway works shall require a Major Works Agreement with Staffordshire County Council (e.g. S111 or S278 Agreement) and the applicant is therefore requested to contact Staffordshire County Council in respect of securing this agreement. The link below provides a further link to a Major Works Information Pack and an application form for the Major Works. Please complete and send to the address indicated on the application form which is Staffordshire County Council at Network Management Unit, Wedgwood Building, Tipping Street, Stafford, ST16 2DH (or email to [email protected]). This is an outline application with only means of access to the site to be determined at this stage. The submitted Site Layout is purely indicative and accordingly the internal road layout, parking and access to individual plots has not been assessed and will be considered fully at the reserved matters stage.

Natural England

Natural England advises that any approved scheme should incorporate well designed green infrastructure (GI) to ensure that the development is better able to be accommodated within its landscape setting. Multi- functional green infrastructure is also important to underpin the overall sustainability of the development by performing a range of functions including flood risk management, the provision of accessible green space, climate change adaptation and supporting biodiversity. Evidence and advice on green infrastructure, including the economic benefits of GI can be found on the Natural England website.

Further general advice on consideration of protected species and other natural environment issues is provided at Annex A. Should the developer wish to discuss the detail of measures to mitigate the effects described above with Natural England, we recommend that they seek advice through our Discretionary Advice Service.

We would not expect to provide further advice on the discharge of planning conditions or obligations attached to any planning permission

Crime Prevention SBD can contribute towards BREEAM assessments.

Entrance to the Development I recommend that a rumble strip, change of road surface or brick pillars be incorporated at the road entrance of the site in order to create a symbolic barrier: this gives the impression that the area beyond the 'barrier' is private to the community. Wherever possible, footpaths into the development should be wide, clear of hiding places, well lit, and should follow a direct route.

Lighting External areas should offer Uniformity Values between 0.25 and 0.40,

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 using lamps with a rating of at least 60 on the colour rendering index, and meet the relevant levels as recommended by BS5489:2013, this standard should include all communal parking areas and the bin and cycle store. It should be noted that 'bollard lighting is not compliant with BS5489:2013 because it does not project sufficient light at the right height and distorts the available light due to the 'up-lighting' effect; making it difficult to recognise facial features and as a result causes an increase in the fear of crime' Secured by Design Homes 2016 version 1; February 2016 pp 24, Para 18.3.

For internal areas such as communal entrances, landings and stairwells, 24 hour lighting (switched using a photoelectric cell) is recommended. To reduce energy consumption, lighting systems that reduce light levels during quieter periods may be utilised. The implementation of low wattage lamps such as LED's, dusk to dawn lighting, vandal resistant luminaires, appropriate lighting values (5-10 Lux), mounting to a minimum height of 2.4 metres, and a good maintenance regime, is considered good practice when considering lighting design specification and values, good lighting design promotes the feeling safety in the environment and reduce the fear of crime.

Lighting schemes should work together with landscaping to mitigate the effects of seasonal variations, both lighting and landscaping schemes should be well maintained as part of a maintenance schedule.

Public Access One of the keys to the security of an estate is the discouragement of casual intrusion by non-residents, therefore footpaths should be designed to serve the estate rather than provide unnecessary access, properties with a perimeter that adjoin footpaths are susceptible to crime and vandalism, footpaths that lack natural surveillance can generate anti- social behaviour, provide a space for people to congregate leading to disturbance and nuisance to residents and increase the fear of crime, therefore with the above in mind I recommend that the proposed trim trail behind the houses that back onto the border of the north east side of the estate adjacent Acton Hill Road close to number 5 shown in the illustrative masterplan, is diverted to run in front of the houses where it will be wide, clear of hiding places, well lit, and follow a route that will reduce the chances of a pedestrian falling victim to crime, failing to change the route increases the risk of crime to these six houses including burglary and criminal damage.

The boundary treatment separating the estate from the A34 adjacent the proposed bus stop needs to be robust to prevent people cutting across the grass creating a desire line to access the bus top and providing offenders with an additional escape route.

P.O.S. Play areas are vulnerable to crime and being damaged, the result of this abuse is that the investment in a play area, its use, and contribution to the quality of life in the community can be seriously eroded. Play areas must be overlooked by adjacent dwellings and careful selection of low growing species between the proposed housing and the play area will be

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017 required. Any landscaping must be maintained at a low level to enhance natural surveillance and increase child safety.

It is counter-productive to provide a facility with items of play equipment that the community either does not want or need; an evaluation of the needs of the community should be addressed prior to implementation of this area and it is important when carrying out a post implementation evaluation of crime or anti-social behaviour (ASB) of this facility to separate incidents around the play area i.e. roads, parking areas, drinking in the street, dwelling frontages, etc. from those which actually occur within it, part of any ASB evaluation should include how many perceived ASB incidents are attributed to estate families and incidents attributed to non-resident families.

I use the word "perceived" because when a play area is being used to play or otherwise engage a young person this usually generates a certain amount of noise, this by itself is not anti-social - its noise.

The following recommendations highlight design and management features which need to be included in the planning of the proposed play area, its design and construction which will help to block the opportunity for crime and anti-social behaviour.

Community Planning; - Be able to show clear intended use related to age group, this should be considered relative to other local play facilities or youth clubs for other age groups within the community - it is important in avoiding potential abuse that all age groups are recognised with appropriate facilities included in a positive way. - Provide adequate space for the proposed activity within the play area complete with a buffer zone between the activity and adjacent dwellings or other occupied buildings. - Relate intended playing area use to immediate infrastructure e.g. allow adequate road, cycle/footpath access and secure parking or cycle storage nearby. - Locate the play area for young and very young children within the protection of the built community to ensure good natural surveillance and supervision. - Ensure that ownership and management of the proposed facility is in place with adequate resource available for maintenance and any improvements should they be required.

Play Area Design; - Boundaries should be clearly defined with features to prevent unauthorised motor vehicle/cycle access. - Boundary fences and landscaping should allow natural surveillance across the play area from public areas, roads and footpaths. - Lighting should be appropriate to facilitate natural surveillance at night and reduce fear of crime. - Public rights of way through the play area should be discouraged. - There should be controlled informal access to the play area to prevent dog fouling and littering from public areas.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

- Gable ends of houses overlooking grassed areas = football goal! Consider planting thorny plants in front of the wall in such cases. - No structure or landscape features should compromise boundary security providing points to climb over the perimeter fence. - Areas used for "adventure play" should have clear natural surveillance without potential "hiding" places or places for litter to collect. - Additional security measures necessary to address particular crime problems in the surrounding area. - Consider the design of a youth shelter to avoid gathering in adjacent streets rear parking courts etc.

Management - Regular maintenance routines should be "designed in" to prevent the facility becoming un-usable. - The facility should be regularly monitored and the community involved in any potential expansion. - Crime and anti-social behaviour patterns recorded and any appropriate action considered. - Any improvements or changes to prevent crime and encourage use should involve community consultation.

Dwelling Boundaries All rear gardens should be secured with a robust fence or wall, without footholds, to a minimum height of either 2000mm or 1800mm with trellis, I recommend that the houses that back onto the border of the north east side of the estate adjacent Acton Hill Road close to number 5 shown in the illustrative masterplan, should have a wall to reduce the risk of burglary and prevent the ongoing cost of repairing wooden fences due to criminal damage.

The rails of any timber fence should face the garden to prevent climbing access, the topography of the land should be taken into account when installation takes place to ensure that the height of the fence is maintained.

Timber fencing panels should be secured to the fence posts to prevent offenders lifting them to gain access to adjacent gardens.

An 1800mm fence and gate, with anti-lift hinges and a lock, should be erected as close to the front elevation as possible; this removes a long, narrow, dark, alley between dwellings in which an offender can hide and helps prevent unauthorized persons gaining access to the rear of properties where most burglaries take place.

"Smart" utility meters should be installed to prevent bogus caller sneak-in burglaries.

Staffordshire Police request that they are consulted further when"reserved matters" are discussed.

Further information on Secured by Design and accredited products can be found at www.securedbydesign.com

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

I trust the constructive observations I have made will be useful to the Planning Committee in considering the application. I would appreciate being informed as to the outcome of this application.

Staffordshire Fire and Rescue Service:

VEHICLE ACCESS Appropriate supplies of water for fire fighting and vehicle access should be provided at the site, as indicated in Approved Document B Volume 1 requirement B5, section 11. I would remind you that the roads and drives upon which appliances would have to travel in order to proceed to within 45 metres of any point within the property, should be capable of withstanding the weight of a Staffordshire firefighting appliance (G.V.W. of 17800 Kg).

AUTOMATIC WATER SUPPRESSION SYSTEMS (SPRINKLERS) I wish to draw to your attention Staffordshire Fire and Rescue Service's stance regarding sprinklers. DOMESTIC SPRINKLERS In the interest of preventing deaths and injuries from fires within domestic dwellings Staffordshire Fire and Rescue Service strongly recommend the provision of a sprinkler system to a relevant standard. Early consultation with the Fire Service when designing buildings which incorporate sprinklers may have a significant impact on reducing fire deaths and injuries in domestic premises and financial implications for all stakeholders. Further information can be found at www.bafsa.org.uk – the website of the British Automatic Fire Sprinklers Association Ltd. If you require any further advice or assistance regarding the above please do not hesitate to contact me.

Sarah Plant —Assistant Team Manager Localities 1 - 3: Planning Committee 19/12/2017

17/00505/OUT - Land West Of Cannock Road And South Of Hazelstrine Lane Stafford South Staffordshire