Committee Report Item 7B Reference: DC/20/01110 Case Officer: Bron Curtis Ward: Onehouse. Ward Member/s: Cllr John Matthissen. RECOMMENDATION – GRANT OUTLINE PLANNING PERMISSION WITH CONDITIONS Description of Development Outline Planning Application. (Access to be considered) for the erection of up to 146no dwellings including vehicular and pedestrian accesses, public open space, play space, landscaping, associated highways, drainage and utilities infrastructure Location Land To The South Of, Union Road, Onehouse, Suffolk Expiry Date: 08/10/2020 Application Type: OUT - Outline Planning Application Development Type: Major Large Scale - Dwellings Applicant: Endurance Estates Land Promotion Limited and Mr Paul Barn... Agent: Pegasus Group Parish: Onehouse Site Area: 7.61ha Density of Development: Gross Density (Total Site): up to 19 dph Details of Previous Committee / Resolutions and any member site visit: None Has a Committee Call In request been received from a Council Member (Appendix 1): No Has the application been subject to Pre-Application Advice: Yes DC/19/03324 PART ONE – REASON FOR REFERENCE TO COMMITTEE The application is referred to committee for the following reason/s: It is a major application for in excess of 15 residential dwellings. PART TWO – POLICIES AND CONSULTATION SUMMARY Summary of Policies Mid Suffolk Local Plan 1998 GP1: Design and Layout of Development HB1: Protection of Listed Buildings HB14: Ensuring archaeological remains are not destroyed H3: Housing development in villagesH13: Design and layout of housing developmentH14: A range of house types to meet different accommodation needs H15: Development to reflect local characteristics H16: Protecting existing residential amenity CL8 Protecting wildlife habitatsT10 Highway considerations in development T11 Facilities for pedestrians and cyclists RT4 Amenity open space and play areas within residential development SC5 Areas at risk of flooding Mid Suffolk Core Strategy 2008 CS1: Settlement hierarchy CS2: Development in the countryside and countryside villages CS3: Reduce contributions to climate change CS5: Mid Suffolk’s environment Mid Suffolk Core Strategy Focussed Review 2012 FC1: Presumption in favour of sustainable development FC1.1: Mid Suffolk approach to delivering Sustainable Development Stowmarket Area Action Plan 2013 SAAP Policy 4.2: Providing a Landscape Setting for Stowmarket SAAP Policy 6.2: Land Adjoining Paupers Graves, Union Road, Stowmarket SAAP Policy 6.6: Development Briefs SAAP Policy 6.7: Paupers Graves SAAP Policy 6.9: Transport - buses / cycle / walking SAAP Policy 6.12 Infrastructure Delivery Programme (IDP) SAAP Policy 9.1:Biodiversity Measures SAAP Policy 9.5: Historic Environment The Emerging Babergh and Mid Suffolk Joint Local Plan (JLP) Babergh and Mid are currently preparing a Joint Local Plan which, if adopted, will replace the current Development Plan policies and set out a strategy for the growth of Babergh and Mid Suffolk up to 2036. The JLP will include land allocations and development management policies to inform the determination of planning applications. Details of the JLP insofar as it relates to the proposal are set out in the assessment below in order to provide context to the direction of travel of the council’s strategic policies. The JLP is currently out for a 6 week pre submission consultation (Regulation 19) on the legal compliance and soundness of the Plan after which it will be submitted to the Secretary of State (Regulation 22) which is expected during winter 2020/21. The progress of the JLP towards adoption is material to the weight it is afforded in the determination of planning applications as an emerging policy document. A verbal update on the status of the JLP will be given at the Committee meeting. Neighbourhood Plan Status This application site is not within a Neighbourhood Plan Area. Housing Land Supply position Mid Suffolk have recently published an updated housing land supply position demonstrating a supply of 7.67 years. This is material to the weight afforded to the relevant Development Plan policies as discussed in the assessment below. Consultations and Representations During the course of the application Consultation and Representations from third parties have been received. These are summarised below. NB: The application was originally submitted with two alternative proposals (A and B). Scheme B has been withdrawn from the proposal during the course of determination. Consultation and representation comments may make reference to two separate proposals, A and B. Summary of Consultations Parish Council (Appendix 3) Onehouse Parish Council Object The SAAP is the adopted document for planning applications in the Stowmarket area. This site was considered reserve and not part of the main plan. The first review of the SAAP has not been undertaken but the numbers proposed have already been given permission. Policy documents identify Onehouse as a secondary village appropriate for infill development to meet local needs only. Visually Important Open Space policies apply. Gaps between Stowmarket and Onehouse should be reinforced whilst allowing public access. The Rat river valley needs protection to maintain its attractive character. SAAP policies seeks to ensure provision of open space and protection of the open character of the area including protection of the Paupers Graves. Paupers Graves is a VIOP (sic). This development would harmfully effect the value of this space. The council has always accepted the concerns of Haughley and Onehouse for their loss of identity and their need for continued separation from Stowmarket. There have been 8000 planning applications considered by MSDC. The fact these have not been built suggests that demand for housing is unproven. Covid will result in recession meaning that the need for housing will not change in the foreseeable future. Development of the adjacent site has resulted in localised flooding on Finborough Road. Starhouse Lane has not been incorporated into highways planning for connectivity of this proposal with the countryside. Increased traffic on an already overloaded country lane will be detrimental. Stowmarket Town Council Recognise that the site has been allocated for residential development for some time. Wish to see the site developed in a sustainable and sympathetic manner. Prefer to see a mixed development including care home provision to enable the greatest social and economic benefits. The local environment should be protected. The site requires comprehensive water management. The narrowness of Union Road and Starhouse Lane are a concern. Traffic management and calming measures are recommended. Agree that the type and mix of housing should respond to housing need in the area. Concern regarding the capacity of local amenities and infrastructure. Combs Parish Council Neither support or oppose. It is probably that any negative impacts on Onehouse would cascade into neighbouring parishes including Combs. Question the need for development Believe the land is declared as reserve and ask MSDC to assess the impact of recent development to determine if this would be sustainable in the area and with the existing infrastructure. Concerns regarding impact of traffic on Combs Lane and Combs Ford. There has often been severe flooding on Combs Lane. National Consultee (Appendix 4) Anglian Water: • Assets are within / close to the site which will affect site layout. • There is not currently capacity to treat the waste water from the development but AW are obligated to accept waste water from developments with permission so would ensure there is sufficient capacity if permission is granted. • The sewerage system has capacity for expected used water flows from the development. • The preference for surface water disposal is SuDS. • Informative notes recommended. Environment Agency: • No comments Internal Drainage Board: • Proposed discharge of surface water to the River Rat is not the responsibility of the IDB but the EA. Mid Suffolk Disability Forum: • Mid Suffolk Disability forum wish to see the dwellings comply with Building Regs for accessibility. • At least one dwelling should be wheelchair accessible and 35% should be bungalows. • Footways should be wide enough for wheelchair use. Natural England: • No objection. NHS: • Both proposals would have an impact on funding for healthcare. • Object to option B as unsustainable effect on primary care in the area. • Impacts of option A expected to be addressed through developer contribution. • No objection to option A. • Further information to explain impact of scheme B. Suffolk Wildlife Trust: • Holding objection initially but resolved. • . Further comments on additional information: • Surveys are satisfactory. • Mitigation measures should be implemented. • No objection. County Council Responses (Appendix 5) Archaeology: • The site lies in an area of archaeological potential. • No grounds for refusal but conditions recommended to secure investigation. Developer Contributions: • The development must be planned comprehensively with the adjacent site to secure a better outcome for the locality and ensure pedestrian and cyclist connectivity. • Details of contribution requirements. • Revised education costs provided. Fire and Rescue: • Hydrants are required. • Must comply with Building Regs. Flood and Water Management after Further comments on additional information: • Submitted information meets policy requirements • Approve subject to conditions. Highways: • Further footway improvements