Consultee Comments for Planning Application DC/18/05621
Application Summary Application Number: DC/18/05621 Address: Land Off Jacks Green Road Creeting St Mary Suffolk Proposal: Outline Planning Application (all matters reserved) - Residential Development for up to 43 dwellings(14 affordable). Case Officer: Daniel Cameron
Consultee Details Name: Mrs Jennie Blackburn Address: 1 All Saints Road, Creeting St Mary, Ipswich, Suffolk IP6 8NF Email: [email protected] On Behalf Of: Creeting St. Mary Parish Clerk
Comments The Parish Council strongly object to this application for the following reasons:
- Over development of Creeting St Mary - Over subscribed school and struggling doctors surgery in Needham Market - Power cables overhead of the proposed site - Current flooding issues would become a lot worse
Daniel Cameron Our ref: AE/2019/124097/02-L01 Mid Suffolk District Council Your ref: DC/18/05621 Planning Department Endeavour House Russell Road Date: 21 May 2019 Ipswich Suffolk IP1 2BX
Dear Mr Cameron
RESIDENTIAL DEVELOPMENT FOR UP TO 43 DWELLINGS(14 AFFORDABLE).
LAND OFF JACKS GREEN ROAD, CREETING ST MARY, SUFFOLK
Thank you for your consultation dated 13 May 2019. We have reviewed the application as submitted and have no objections provided the conditions below on Groundwater and Contaminated Land are includeded should the permission be granted. We are also including advice on Flood Risk below.
Groundwater and Contaminated Land
The site is located on Secondary B head deposits to the north of the site and Secondary A aquifer, Glaciofluvial sand and gravel deposits over the rest of the application site. The bedrock beneath the site is Newhaven Chalk, a principal aquifer. The site is within a Source Protection Zone 3 and a Surface Water Safeguarded Zone.
We have reviewed the Geosphere Environmental Phase 1 Desk Study and PRA dated 6/2/19 and recommend the following condition is attached to any planning application granted.
We consider that planning permission could be granted to the proposed development as submitted if the following planning conditions are included as set out below. Without these conditions, the proposed development on this site poses an unacceptable risk to the environment and we would object to the application.
Condition
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination
Environment Agency Iceni House Cobham Road, Ipswich, IP3 9JD. Customer services line: 03708 506 506 www.gov.uk/environment-agency Cont/d.. shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.
Reason for Condition
To protect and prevent the pollution of the water environment (particularly groundwater associated with the underlying Secondary and Principal Aquifers, from potential pollutants associated with current and previous land uses) in line with National Planning Policy Framework (NPPF; paragraphs 170 and 178), EU Water Framework Directive, Anglian River Basin Management Plan and Environment Agency Groundwater Protection Position Statements (2017) A4 – A6, J1 – J7 and N7.
National Planning Policy Framework (NPPF) paragraph 170 states that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution. Government policy also states that planning policies and decisions should also ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 178).
Surface Water Drainage
The INGENT FRA dated April 2019 has confirmed infiltration drainage is not proposed on the site and therefore GWCL have no further comments.
We recommend that developers should:
1) Refer to our ‘Groundwater Protection’ website; 2) Refer to our CL:AIRE Water and Land Library (WALL) which includes the risk management framework provided in CLR11, ‘Model Procedures for the Management of Land Contamination’, when dealing with land affected by contamination, and also includes the Guiding Principles for Land Contamination for the type of information that we require in order to assess risks to controlled waters from the site. The Local Authority can advise on risk to other receptors, for example human health; 3) Refer to our Land Contamination Technical Guidance; 4) Refer to ‘Position Statement on the Definition of Waste: Development Industry Code of Practice’; 5) Refer to British Standards BS 5930:1999 A2:2010 Code of practice for site investigations and BS10175:2011 A1: 2013 Investigation of potentially contaminated sites – code of practice
6) Refer to our ‘Piling and Penetrative Ground Improvement Methods on Land Affected by Contamination’ National Groundwater & Contaminated Land Centre Project NC/99/73. The selected method, including environmental mitigation measures, should be presented in a ‘Foundation Works Risk Assessment Report’, guidance on producing this can be found in Table 3 of ‘Piling Into Contaminated Sites’;
7) Refer to our ‘Good Practice for Decommissioning Boreholes and Wells’. 8) Refer to our ‘Dewatering building sites and other excavations: environmental permits’ guidance when temporary dewatering is proposed
Flood Risk
We have no flood risk objection to the planning application, providing that you are
Cont/d.. 2
satisfied that the development would be safe for its lifetime and you assess the acceptability of the issues within your remit.
The applicant has sequentially sited all proposed development within Flood Zone 1. Our maps show the site boundary lies within fluvial Flood Zone 3a defined by the ‘Planning Practice Guidance: Flood Risk and Coastal Change’ as having a high probability of flooding. The proposal is for residential development for up to 43 dwellings, which is classified as a ‘more vulnerable’ development, as defined in Table 2: Flood Risk Vulnerability Classification of the Planning Practice Guidance. We are satisfied that the flood risk assessment, referenced 1708-024 Creeting St Mary, Suffolk, Rev A and dated April 2019, provides you with the information necessary to make an informed decision.
In particular:
Drawing 252 01 Rev A shows all proposed development (residential dwellings) lies within Flood Zone 1 The access and egress route travels through Flood Zones 1 and therefore does have a safe route of access. Flood depths on the site and within the building remain unknown because the Flood Zones are derived from JFLOW modelling. Flood Storage Compensation is not required. A Flood Evacuation Plan has not yet been proposed.
JFlow
The Flood Zone maps in this area are formed of national generalised modelling, which was used in 2004 to create fluvial floodplain maps on a national scale. This modelling was improved more recently, using a more detailed terrain model for the area. This modelling is not a detailed local assessment, it is used to give an indication of areas at risk from flooding.
JFLOW outputs are not suitable for detailed decision making. Normally, in these circumstances, an FRA will need to undertake a modelling exercise in order to derive flood levels and extents, both with and without allowances for climate change, for the watercourse, in order to inform the design for the site.
However, as the applicant has sequentially sited their proposed development to be wholly within Flood Zone 1, we feel it is unnecessary to request the applicant to model the designated ordinary watercourse with regards to the safety of the proposed development because the development should remain dry and provide refuge throughout the 0.1% (1 in 1000) annual probability event.
If you feel you do not have sufficient information with regards to flood levels on the access/egress routes, we advise that modelling should be undertaken to accurately establish the risk to the access/egress routes in terms of potential depths and locations of flooding. The watercourse should be modelled in a range of return period events, including the 1 in 20 (5%), 1 in 100 (1%) and 1 in 1000 (0.1%) year events, both with and without the addition of climate change. Please remember to request the new climate change allowances. The flood levels on the access/egress routes should be determined and compared to a topographic site survey to determine the flood depths and extents along the access/egress routes. This should be used to establish a route of safe access.
Cont/d.. 3
Further flood risk advice can be found in the appendix to this letter.
We trust this advice is useful.
Yours sincerely
Mr Liam Robson Sustainable Places - Planning Advisor
Direct dial 020 8474 8923 Direct e-mail [email protected]
Cont/d.. 4
Flood Risk Appendix
Guidance for Local Council on Safety of Inhabitants
Safety of Building
The development has been designed to provide refuge above the predicted flood levels. Given that refuge is identified as a fall back mitigation measure it is important that the building is structurally resilient to withstand the pressures and forces (hydrostatic and hydrodynamic pressures) associated with flood water. We advise that supporting information and calculations are submitted to you to provide certainty that the buildings will be constructed to withstand these water pressures.
Emergency Flood Plan
The Environment Agency does not normally comment on or approve the adequacy of flood emergency response procedures accompanying development proposals, as we do not carry out these roles during a flood. Our involvement with this development during an emergency will be limited to delivering flood warnings to occupants/users covered by our flood warning network.
The Planning Practice Guidance to the National Planning Policy Framework states that those proposing developments should take advice from the emergency services when producing an evacuation plan for the development as part of the flood risk assessment.
In all circumstances where warning and emergency response is fundamental to managing flood risk, we advise local planning authorities to formally consider the emergency planning and rescue implications of new development in making their decisions. As such, we recommend you consult with your Emergency Planners and the Emergency Services to determine whether the proposals are safe in accordance with the guiding principles of the Planning Practice Guidance (PPG).
If you would like to seek further advice on the emergency planning implications of this proposal please pass the application to the Suffolk Resilience Forum Partnership Manager, who will ensure that it is discussed at the next SRF meeting.
Other Advice
Sequential Test / and Exception Tests
The site is located within Flood Zone 1 with a ‘low probability’ of flooding, with less than a 1 in 1000 annual probability of river flooding in any year (<0.1%). Therefore, the Sequential and Exception Tests will not need to be undertaken as part of this planning application.
Other Sources of Flooding
In addition to the above flood risk, the site may be within an area at risk of flooding from surface water, reservoirs, sewer and/or groundwater. We have not considered these risks in any detail, but you should ensure these risks are all considered fully before determining the application.
End 5
Kettlewell House Austin Fields Industrial Estate King’s Lynn Norfolk PE30 1PH
t: +44(0)1553 819600 f: +44(0)1553 819639 e: [email protected] w: www.wlma.org.uk
Our Ref: 19_01488_P Your Ref: DC/18/05621
14 May 2019
Dear Sir/Madam,
RE: Residential Development for up to 43 dwellings (14 affordable) at Land Off Jacks Green Road, Creeting St Mary, Suffolk.
Please be aware that the above named site is partially within the Internal Drainage District (IDD) of the East Suffolk Internal Drainage Board (IDB) and therefore the Board’s Byelaws apply. A copy of the Board's Byelaws can be accessed on the development pages of our website (https://www.wlma.org.uk/uploads/ESIDB_Byelaws.pdf), along with maps of the IDD (https://www.wlma.org.uk/uploads/ESIDB_Index_plan.pdf). These maps also show which watercourses have been designated as 'Adopted Watercourses' by the Board. The adoption of a watercourse is an acknowledgement by the Board that the watercourse is of arterial importance to the IDD and as such will normally receive maintenance from the IDB.
In order to avoid conflict between the planning process and the Board's regulatory regime and consenting process please be aware of the following:
We note that the applicant intends to discharge surface water to a watercourse. As such, please be aware that the proposed development will require land drainage consent in line with the Board’s byelaws (specifically byelaw 3). Any consent granted will likely be conditional, pending the payment of a Surface Water Development Contribution fee, calculated in line with the Board’s charging policy (https://www.wlma.org.uk/uploads/WMA_Table_of_Charges_and_Fees.pdf). Prior to engagement with the consenting process no assurance can be provided by the Board that the wider drainage network has sufficient capacity to accept the proposed positive discharge connection.
We note the presence of a riparian owned/maintained watercourse within the site boundary, which is also within the Board’s Internal Drainage District. If (at the detailed design stage) the applicant's proposals include works to alter this watercourse, consent will be required under the Land Drainage Act 1991 (and byelaw 4). Additionally, please be aware that immediately downstream of the site boundary this watercourse becomes an ‘Adopted Watercourse’. Therefore, if (at the detailed design stage) the applicant’s layout should include works within 9 metres of the watercourse, consent would also be required to relax Byelaw 10 (no works within 9 metres of the edge of drainage or flood risk management infrastructure).
Mr R Pipe (Chairman) Mr J Foskett (Vice-Chairman)
Mr P J Camamile (Chief Executive) Cert No. GB11990 Cert No. GB11991
DEFENDERS OF THE LOWLAND ENVIRONMENT
Page 2 of 2 East Suffolk Internal Drainage Board
Whilst the consenting process as set out under the Land Drainage Act 1991 and the aforementioned Byelaws are separate from planning, the ability to implement a planning permission may be dependent on the granting of these consents. As such we strongly recommend that the required consents are sought prior to determination of the planning application.
Kind Regards,
Cathryn
Cathryn Brady Flood and Water Officer Water Management Alliance
From: Consultations (NE)
Dear Mr Isbell,
Application ref: DC/18/05621 Our ref: 273642
Natural England has no comments to make on this application.
Natural England has not assessed this application for impacts on protected species. Natural England has published Standing Advice which you can use to assess impacts on protected species or you may wish to consult your own ecology services for advice.
Natural England and the Forestry Commission have also published standing advice on ancient woodland and veteran trees which you can use to assess any impacts on ancient woodland.
The lack of comment from Natural England does not imply that there are no impacts on the natural environment, but only that the application is not likely to result in significant impacts on statutory designated nature conservation sites or landscapes. It is for the local planning authority to determine whether or not this application is consistent with national and local policies on the natural environment. Other bodies and individuals may be able to provide information and advice on the environmental value of this site and the impacts of the proposal to assist the decision making process. We advise LPAs to obtain specialist ecological or other environmental advice when determining the environmental impacts of development.
We recommend referring to our SSSI Impact Risk Zones (available on Magic and as a downloadable dataset) prior to consultation with Natural England. Further guidance on when to consult Natural England on planning and development proposals is available on gov.uk at https://www.gov.uk/guidance/local-planning-authorities-get-environmental-advice
Yours sincerely,
Julian Smith Support Advisor, Operations Delivery Natural England Consultations Team Hornbeam House Crewe Business Park Electra Way Crewe Cheshire, CW1 6GJ
Tel: 0300 060 3900 Email: [email protected] www.gov.uk/natural-england From: RM Floods Planning
Dear Daniel Cameron,
Subject; Land Off, Jacks Green Road, Creeting St Mary, Ref DC/18/05621
Suffolk County Council, Flood and Water Management have reviewed application ref DC/18/05621
The following submitted documents have been reviewed and we recommend maintaining our holding objection at this time:
• Flood Risk Assessment and Drainage Strategy ref 1708-024 rev A • Site Layout Plan (indicative) ref 252-01-B • Surface Water Drainage Strategy ref 1708-024-003 rev A • Site Location Plan ref 252-SL1 • Topographical Survey ref ALS7443/500/01 • Infiltration test Report Ref 5,SK/Ltr001/377FS/SG/22.03.19/V1 dated 22th March 2019
The reason why we are recommending maintaining our holding objection is that because we are still not satisfied with some aspect of the application with regard to surface water drainage and flood risk.
The applicant clearly has not had any discussion with East Suffolk Internal Drainage Board with regard to the proposal to discharge surface water into a watercourse under their control and the proposed multiple discharge points now proposed are liable to blockages with such small discharge rates. It is also clear that some form of either above ground or below ground attenuation is required and due to the dense nature of the proposed development some of this is likely to be located in flood zone 3 as depicted in the site layout plan 252-01-A.
We also still have concern regarding the proposed layout and the close proximity of dwellings to flood zone 3 and whether these dwellings are going to be protected from flooding for the life time of the development.
The points below detail the action required in order to overcome our current objection:-
1. Submit evidence that the applicant has had discussion with East Suffolk IDB area regard discharging surface water into the River Gipping catchment 186 2. Submit a revised layout showing one discharge point and a flow rate no lower than Qbar 3. Submit a revised layout design with the attenuation basin located entirely outside of flood zone 3
Kind Regards
Jason Skilton Flood & Water Engineer Flood & Water Management OFFICIAL Suffolk Fire and Rescue Service
Fire Business Support Team
Floor 3, Block 2 Endeavour House 8 Russell Road Ipswich, Suffolk Mid Suffolk District Council IP1 2BX Endeavour House Russell Road Your Ref: Our Ref: FS/F216252 Ipswich Enquiries to: Water Officer IP1 2BX Direct Line: 01473 260588 E-mail: [email protected] Web Address: http://www.suffolk.gov.uk
Date: 28/02/2019
Dear Sir/Madam
Land adjacent (South East) to Kirkley, Jacks Green Road, Creeting St Mary IP6 8NB Planning Application No: DC/18/05621/OUT
I refer to the above application.
The plans have been inspected by the Water Officer who has the following comments to make.
Access and Fire Fighting Facilities
Access to buildings for fire appliances and firefighters must meet with the requirements specified in Building Regulations Approved Document B, (Fire Safety), 2006 Edition, incorporating 2010 and 2013 amendments Volume 1 - Part B5, Section 11 dwelling houses, and, similarly, Volume 2, Part B5, Sections 16 and 17 in the case of buildings other than dwelling houses. These requirements may be satisfied with other equivalent standards relating to access for firefighting, in which case those standards should be quoted in correspondence.
Suffolk Fire and Rescue Service also requires a minimum carrying capacity for hard standing for pumping/high reach appliances of 15/26 tonnes, not 12.5 tonnes as detailed in the Building Regulations 2000 Approved Document B, 2006 Edition, incorporating 2010 and 2013 amendments.
Water Supplies
Suffolk Fire and Rescue Service recommends that fire hydrants be installed within this development on a suitable route for laying hose, i.e. avoiding obstructions. However, it is not possible, at this time, to determine the number of fire hydrants required for fire fighting purposes. The requirement will be determined at the water planning stage when site plans have been submitted by the water companies. Suffolk Fire and Rescue Service recommends that proper consideration be given to the potential life
We are working towards making Suffolk the Greenest County. This paper is 100% recycled and made using a chlorine free process. OFFICIAL OFFICIAL safety, economic, environmental and social benefits derived from the provision of an automatic fire sprinkler system. (Please see sprinkler information enclosed with this letter).
Consultation should be made with the Water Authorities to determine flow rates in all cases.
Should you need any further advice or information on access and firefighting facilities, you are advised to contact your local Building Control in the first instance. For further advice and information regarding water supplies, please contact the Water Officer at the above headquarters.
Yours faithfully
Water Officer
Water Officer Suffolk Fire and Rescue Service c.c. Mr Sebastian Blemings, SJB Designs [email protected] enc. Sprinkler Letter
We are working towards making Suffolk the Greenest County. This paper is 100% recycled and made using a chlorine free process. OFFICIAL OFFICIAL Suffolk Fire and Rescue Service
Fire Business Support Team Floor 3, Block 2 Endeavour House 8 Russell Road Ipswich, Suffolk Mid Suffolk District Council IP1 2BX Endeavour House Russell Road Ipswich Your Ref: IP1 2BX Our Ref: ENG/AK Enquiries to: Water Officer Direct Line: 01473 260588 E-mail: [email protected] Web Address www.suffolk.gov.uk
Date: 28 February 2019
Planning Ref: DC/18/05621/OUT
Dear Sir/Madam
RE: PROVISION OF WATER FOR FIRE FIGHTING ADDRESS: Land adjacent (South East) to Kirkley DESCRIPTION: 43 Dwellings NO: HYDRANTS POSSIBLY REQUIRED:
If the Planning Authority is minded to grant approval, the Fire Authority will request that adequate provision is made for fire hydrants, by the imposition of a suitable planning condition at the planning application stage.
If the Fire Authority is not consulted at the planning stage, the Fire Authority will request that fire hydrants be installed retrospectively on major developments if it can be proven that the Fire Authority was not consulted at the initial stage of planning.
The planning condition will carry a life term for the said development and the initiating agent/developer applying for planning approval and must be transferred to new ownership through land transfer or sale should this take place.
Fire hydrant provision will be agreed upon when the water authorities submit water plans to the Water Officer for Suffolk Fire and Rescue Service.
Where a planning condition has been imposed, the provision of fire hydrants will be fully funded by the developer and invoiced accordingly by Suffolk County Council.
We are working towards making Suffolk the Greenest County. This paper is 100% recycled and made using a chlorine free process. OFFICIAL OFFICIAL
Until Suffolk Fire and Rescue Service receive confirmation from the water authority that the installation of the fire hydrant has taken place, the planning condition will not be discharged.
Should you require any further information or assistance I will be pleased to help.
Yours faithfully
Water Officer
Water Officer Suffolk Fire and Rescue Service
We are working towards making Suffolk the Greenest County. This paper is 100% recycled and made using a chlorine free process. OFFICIAL Dear Daniel,
Thank you for consulting me over the proposed residential development at land off Jacks Green Road in Creeting St Mary. Having reviewed the documents submittied, I can confirm that I have no comment to make, as the existing sustanable transport infrastructure is limited for commuting purposes, in addition to the development being too small to justify a Travel Plan in accordance with national planning guidance.
Kind regards
Chris Ward Travel Plan Officer Transport Strategy Strategic Development - Growth, Highways and Infrastructure Suffolk County Council Endeavour House, 8 Russell Road, Ipswich, IP1 2BX web : https://www.suffolk.gov.uk/planning-waste-and-environment/planning-and-development-advice/travel-plans/
The Archaeological Service ______
Resource Management Bury Resource Centre Hollow Road Bury St Edmunds Suffolk IP32 7AY
Philip Isbell Corporate Manager - Development Manager Planning Services Mid Suffolk District Council Endeavour House 8 Russell Road Ipswich Suffolk IP1 2BX
Enquiries to: James Rolfe Direct Line: 01284 741225 Email: [email protected] Web: http://www.suffolk.gov.uk
Our Ref: 2018_05621 Date: 18th February 2019
For the Attention of Daniel Cameron
Dear Mr Isbell
Planning Application DC/18/05621 Land Off Jacks Green Road Creeting St Mary: Archaeology
This site lies in an area of archaeological potential recorded on the County Historic Environment Record, in close proximity a Bronze Age Cremation Cemetery (CRM 001) and Roman pottery scatter (CRM 002). The site is situated in a topographically favourable location for archaeological activity overlooking the River, and in an area of light, sandy soils which tended to attract early occupation. As a result, there is high potential for the discovery of below-ground heritage assets of archaeological importance within this area, and groundworks associated with the development have the potential to damage or destroy any archaeological remains which exist.
There are no grounds to consider refusal of permission in order to achieve preservation in situ of any important heritage assets. However, in accordance with the National Planning Policy Framework (Paragraph 199), any permission granted should be the subject of a planning condition to record and advance understanding of the significance of any heritage asset before it is damaged or destroyed.
In this case the following two conditions would be appropriate:
1. No development shall take place within the area indicated [the whole site] until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.
The scheme of investigation shall include an assessment of significance and research questions; and: a. The programme and methodology of site investigation and recording b. The programme for post investigation assessment c. Provision to be made for analysis of the site investigation and recording d. Provision to be made for publication and dissemination of the analysis and records of the site investigation e. Provision to be made for archive deposition of the analysis and records of the site investigation f. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation. g. The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.
2. No building shall be occupied until the site investigation and post investigation assessment has been completed, submitted to and approved in writing by the Local Planning Authority, in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 1 and the provision made for analysis, publication and dissemination of results and archive deposition.
REASON: To safeguard archaeological assets within the approved development boundary from impacts relating to any groundworks associated with the development scheme and to ensure the proper and timely investigation, recording, reporting and presentation of archaeological assets affected by this development, in accordance with Core Strategy Objective SO 4 of Mid Suffolk District Council Core Strategy Development Plan Document (2008) and the National Planning Policy Framework (2018).
INFORMATIVE: The submitted scheme of archaeological investigation shall be in accordance with a brief procured beforehand by the developer from Suffolk County Council Archaeological Service, Conservation Team.
I would be pleased to offer guidance on the archaeological work required and, in our role as advisor to Mid Suffolk District Council, the Conservation Team of SCC Archaeological Service will, on request of the applicant, provide a specification for the archaeological mitigation. In this case, an archaeological evaluation will be required to establish the potential of the site and decisions on the need for any further investigation (excavation before any groundworks commence and/or monitoring during groundworks) will be made on the basis of the results of the evaluation.
Further details on our advisory services and charges can be found on our website: http://www.suffolk.gov.uk/archaeology/
Please do get in touch if there is anything that you would like to discuss or you require any further information.
Yours sincerely,
James Rolfe
Senior Archaeological Officer Conservation Team
Your Ref:DC/18/05621 Our Ref: SCC/CON/0650/19 Date: 1 March 2019
All planning enquiries should be sent to the Local Planning Authority. Email: [email protected]
The Planning Department MidSuffolk District Council Planning Section 1st Floor, Endeavour House 8 Russell Road Ipswich Suffolk IP1 2BX
For the attention of: Daniel Cameron
Dear Daniel
TOWN AND COUNTRY PLANNING ACT 1990 CONSULTATION RETURN: DC/18/05621
PROPOSAL: Outline Planning Application (all matters reserved) - Residential Development for up to 43 dwellings(14 affordable). LOCATION: Land off Jacks Green Road Creeting St. Mary Ipswich IP6 8NA ROAD CLASS: Notice is hereby given that the County Council as Highway Authority recommends that any permission which that Planning Authority may give should include the conditions shown below:
COMMENTS Although this application is for outline planning,we would like to make the following comments: tandem parking is acceptable in some instances however, we consider it is not acceptable in front of a garage for a 4 bedroom dwelling; this is to be discouraged as it will lead to on-street parking. We recommend a turn head to be supplied at the end of the Minor Access Road (assuming there will be a request for it to be adopted by the highway authority). Permeable paving will not be adopted by SCC and sustainable drainage is to be provided to prevent the discharge of surface water from the private dwellings onto the highway. the catchment primary school is 0.8 miles from the site with a safe route for the vulnerable user. the high school is in Debenham and is 7.5 miles from the site therefore, students eligible for free school transport. The closest bus stop with a service is in Needham Market, 0.7 miles from the site with a footway link.
There are no unacceptable impacts on highway safety, or the residual cumulative impacts on the road network (NPPF para 109) therefore, SCC as the LHA does not object to the proposal.
CONDITIONS Should the Planning Authority be minded to grant planning approval the Highway Authority in Suffolk would recommend they include the following conditions and obligations:
Endeavour House, 8 Russell Road, Ipswich, Suffolk. IP 1 2BX www,suffolk.gov.uk V 1 - Condition: Before the access is first used visibility splays shall be provided with an X dimension of 2.4m and a Y dimension of 90m and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays.
AL10 - Condition: Before the development is commenced, details of the access and associated works, (including layout, levels, gradients, surfacing and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that roads/footways are constructed to an acceptable standard.
ER 1 - Condition: Before the development is commenced, details of the estate roads and footpaths, (including layout, levels, gradients, surfacing and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that roads/footways are constructed to an acceptable standard.
ER 2 - Condition: No dwelling shall be occupied until the carriageways and footways serving that dwelling have been constructed to at least Binder course level or better in accordance with the approved details except with the written agreement of the Local Planning Authority. Reason: To ensure that satisfactory access is provided for the safety of residents and the public.
P 2 - Condition: Before the development is commenced details of the areas to be provided for the [LOADING, UNLOADING,] manoeuvring and parking of vehicles including electric vehicle charging points and secure cycle storage shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose. Reason: To enable vehicles to enter and exit the public highway in forward gear in the interests of highway safety.
HGV CONSTRUCTION - Condition: Before the development hereby permitted is commenced a Construction Management Plan shall have been submitted to and approved in writing by the Local Planning Authority. Construction of the development shall not be carried out other than in accordance with the approved plan. The Construction Management Plan shall include the following matters: haul routes for construction traffic on the highway network and monitoring and review mechanisms. provision of boundary hoarding and lighting details of proposed means of dust suppression details of measures to prevent mud from vehicles leaving the site during construction details of deliveries times to the site during construction phase details of provision to ensure pedestrian and cycle safety programme of works (including measures for traffic management and operating hours) parking and turning for vehicles of site personnel, operatives and visitors loading and unloading of plant and materials storage of plant and materials Reason: In the interest of highway safety to avoid the hazard caused by mud on the highway and to ensure minimal adverse impact on the public highway during the construction phase.
B 2 - Condition: Before the development is commenced details of the areas to be provided for storage and presentation of Refuse/Recycling bins shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter for no other purpose. Reason: To ensure that refuse recycling bins are not stored on the highway causing obstruction and dangers for other users.
D 2 - Condition: Before the development is commenced details shall be submitted to and approved in writing by the Local Planning Authority showing the means to prevent the discharge of surface water from the development onto the highway. The approved scheme shall be carried out in its entirety before the access is first used and shall be retained thereafter in its approved form. Reason: To prevent hazards caused by flowing water or ice on the highway. NOTES The Local Planning Authority recommends that developers of housing estates should enter into formal agreement with the Highway Authority under Section 38 of the Highways Act 1980 relating to the construction and subsequent adoption of Estate Roads.
It is an OFFENCE to carry out works within the public highway, which includes a Public Right of Way, without the permission of the Highway Authority. Any conditions which involve work within the limits of the public highway do not give the applicant permission to carry them out. Unless otherwise agreed in writing all works within the public highway shall be carried out by the County Council or its agents at the applicant's expense.
The proposal will require works being carried out to / in an ordinary watercourse / the piping of a ditch. As the proposal requires work affecting an ordinary watercourse, including a ditch, whether temporary or permanent, then consent will be required from Suffolk County Council's Flood and Water Management team before those works can commence. Application forms are available from the SCC website: https://www.suffolk.gov.uk/roads-and-transport/flooding-and-drainage/working-on-a-watercourse/ Applications for consent may take up to 8 weeks to determine and will incur an additional fee.
Yours sincerely,
Samantha Harvey Senior Development Management Engineer Growth, Highways and Infrastructure Consultation Response Pro forma
1 Application Number DC/18/05621 Jacks Green Road, Creeting St Mary 2 Date of Response 7.3.19
3 Responding Officer Name: Paul Harrison Job Title: Heritage and Design Officer Responding on behalf Heritage of... 4 Summary and 1. The Heritage Team considers that the proposal Recommendation would cause (please delete those N/A) • no harm to a designated heritage asset because it will have no impact on the setting of nearby Note: This section must be listed buildings. completed before the response is sent. The recommendation should be based on the information submitted with the application.
5 Discussion The site lies in the valley bottom below the Church of St Please outline the Mary which stands in a prominent position at the edge reasons/rationale behind of the clayland plateau. There is considerable scope for how you have formed the development in the valley to impact on the setting of the recommendation. Church, and therefore on its significance. Please refer to any guidance, policy or material The site will abut the existing development at Jacks considerations that have Green Road and St Marys Gardens, and is bounded to informed your the east by the A14 road, a busy dual carriageway. In recommendation. this context the impact of the development is barely material. Visually the site in its current state is screened from points of view at the Church. The Church is visible from vantage points on Jacks Green Road, but the proposal would not foil all of these, and other nearby viewpoints would remain unaffected.
Overall the impact does not amount to material harm in heritage terms.
In our view no other heritage assets are likely to be affected. 6 Amendments, Clarification or Additional Information Required (if holding objection)
If concerns are raised, can they be overcome with
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changes? Please ensure any requests are proportionate
7 Recommended conditions
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Dear Daniel
EP Reference : 255610 DC/18/05621. Land Contamination Land Off, Jacks Green Road, Creeting St Mary, IPSWICH, Suffolk. Outline Planning Application (all matters reserved) - Residential Development for up to 43 dwellings(14 affordable).
Many thanks for your request for comments in relation to the above application. I have reviewed the Phase I report by Geosphere and not that the conclusions of that report are that it would be prudent to undertake intrusive works to confirm the low risk identified by the Phase I report. I believe on the evidence presented it would not be a defensible position to require this by means of condition and as such I have no objection to the proposed development from the perspective of land contamination. I would only request that the LPA are contacted in the event of unexpected ground conditions being encountered during construction and that the below minimum precautions are undertaken until such time as the LPA responds to the notification. I would also advise that the developer is made aware that the responsibility for the safe development of the site lies with them.
Kind regards
Nathan
Nathan Pittam BSc. (Hons.) PhD Senior Environmental Management Officer
Babergh and Mid Suffolk District Councils – Working Together
Email: [email protected] Work: 07769 566988 / 01449 724715 websites: www.babergh.gov.uk www.midsuffolk.gov.uk
Minimum requirements for dealing with unexpected ground conditions being encountered during construction.
1. All site works at the position of the suspected contamination will stop and the Local Planning Authority and Environmental Health Department will be notified as a matter of urgency. 2. A suitably trained geo-environmental engineer should assess the visual and olfactory observations of the ground and the extent of contamination and the Client and the Local Authority should be informed of the discovery. 3. The suspected contaminated material will be investigated and tested appropriately in accordance with assessed risks. The investigation works will be carried out in the presence of a suitably qualified geo-environmental engineer. The investigation works will involve the collection of solid samples for testing and, using visual and olfactory observations of the ground, delineate the area over which contaminated materials are present. 4. The unexpected contaminated material will either be left in situ or be stockpiled (except if suspected to be asbestos) whilst testing is carried out and suitable assessments completed to determine whether the material can be re-used on site or requires disposal as appropriate. 5. The testing suite will be determined by the independent geo-environmental specialist based on visual and olfactory observations. 6. Test results will be compared against current assessment criteria suitable for the future use of the area of the site affected. 7. Where the material is left in situ awaiting results, it will either be reburied or covered with plastic sheeting. 8. Where the potentially contaminated material is to be temporarily stockpiled, it will be placed either on a prepared surface of clay, or on 2000-gauge Visqueen sheeting (or other impermeable surface) and covered to prevent dust and odour emissions. 9. Any areas where unexpected visual or olfactory ground contamination is identified will be surveyed and testing results incorporated into a Verification Report. 10. A photographic record will be made of relevant observations. 11. The results of the investigation and testing of any suspect unexpected contamination will be used to determine the relevant actions. After consultation with the Local Authority, materials should either be: • re-used in areas where test results indicate that it meets compliance targets so it can be re-used without treatment; or • treatment of material on site to meet compliance targets so it can be re-used; or • removal from site to a suitably licensed landfill or permitted treatment facility. 12. A Verification Report will be produced for the work.
From: Iain Farquharson
Sir/Madam
This department responded on the 14th March 2019. regards
Iain Farquharson
Senior Environmental Management Officer Babergh Mid Suffolk Council
01449 724878 / 07860 827027 //[email protected]