Planning Committee 20/12/2016 – Sarah Plant: Team Leader Major Applications and appeals DEFERRED ITEM 16/00678/FUL Heyford Developments Cllr Cox & Cllr Wright Ltd Wheaton Aston, Bishop’s Wood & Lapley Land West Of Ivetsey Road, Wheaton Aston Outline planning application for residential development of up to 30 dwellings (C3 use class) with all matters reserved except access. 1. SITE DESCRIPTION AND PLANNING HISTORY 1.1 – 1.3 See Appendix B 2. APPLICATION DETAILS 2.1 Proposal 2.1 Proposal Description See Appendix B 2.2 Agent Submissions See Appendix B 3. POLICY CONTEXT See Appendix B. 4. CONSULTATION RESPONSES County Highways (received 23/11/2016) I can confirm acceptance of the drawings attached and have no further comments to make. See Appendix B for other consultee responses 5. APPRAISAL 5.1-5.9 See Appendix B 5.10 After conducting a site visit for November’s committee a query was raised in relation to an existing tree and the visibility splays for the proposed access. The applicants have sent additional plans that show the relevant distances can be achieved with the retention of the tree. There are also calming measures proposed that will include dragons teeth, a virtual speed hump as well as a reduction in speed limit from national to 30 miles per hour. These proposals will be added to the Section 106 stipulating when and how the measures will be put in place, including costs to be incurred by the developer. 5.11 County Highways have confirmed that County Councillor Sutton will need to approve the 30 mile per hour changes at the site (Traffic Planning Committee 20/12/2016 – Sarah Plant: Team Leader Major Applications and appeals regulation order (TRO)) however this element is an offer proposed by the developer and not required by them (County Highways) to make the access safe. The access will continue to be acceptable if the TRO is not agreed and the speed limit not reduced. Although this proposal will form part of the Section 106 it is recognised that this is a developer offer only. 6. Conclusions See Appendix B 7. RECOMMENDATION Delegate APPROVAL to the Team Leader of Minor Applications and Appeals to issue the decision on completion of a satisfactory Section 106 agreement. Should this not be completed by 22nd February, the application will be refused. Appendix B 16/00678/OUT Heyford Developments Cllr Cox & Cllr Wright Limited LAPLEY, STRETTON & WHEATON ASTON Land West Of Ivetsey Road Wheaton Aston South Staffordshire Outline planning application for residential development of up to 30 dwellings (C3 use class) with all matters reserved except access. 1. SITE DESCRIPTION AND PLANNING HISTORY 1.1 Site Description The application site measures approximately 3.6 acres and lies adjacent to Wheaton Aston development boundary within an area of land designated as Open Countryside (policy OC1) in the adopted Local Plan (Core Strategy). 1.1.1 There is residential development along the north eastern boundary of the site, with the remaining adjoining land in open/agricultural use. The site is also within close proximity to the Mottey Meadows SSSI/SAC. Wheaton Aston is classified as a Local Service Village in the settlement hierarchy in Core Policy 1 of the Core Strategy and is one of 7 villages identified for limited growth up to 2028. 1.1.2 The site is relatively level with a modest rise of approximately 2metres for the south west to the north east corner. It is an undeveloped area, in agricultural use. 1.1.3. The site is located outside the village boundary; beyond the eastern boundary are residential properties in Badgers End, a combination of residential back gardens and garages immediately adjacent to the site boundary. Ivetsey Road runs along the south and open fields situate over Planning Committee 20/12/2016 – Sarah Plant: Team Leader Major Applications and appeals the road. The site is bound along the north, south and west with a well- established hedgerow. Along the southern boundary positions two large trees. 1.1.4 Relevant Planning History None 1.1.5 Pre-application Discussions Pre-application discussions have taken place. 2.1 APPLICATION DETAILS Consent is sought for outline planning consent for residential development (C3) with all matters reserved for future consideration with the exception of access. 2.1.1 An indicative masterplan (IM-02 G1) has been provided which states that there will be approximately 30 dwellings. It should be noted that as the application is in outline with access only, this plan showing the layout of the scheme can be subject to change in any future Reserved Matters application. Therefore, the amount of dwellings may change or the layout, proposed landscaping etc. 2.1.2 Agent Submission o Agricultural Land Classification Report o Arboricultural Constraints Report o Cultural Heritage Report o Design and Access Statement o Ecological Appraisal - confidential o Flood Risk Assessment & Drainage Strategy o Great Crested Newt Survey Report - confidential o Landscape and Visual Appraisal o Noise Assessment o Objectively assessed housing needs o Phase 1 Geo - Environmental Desk Study o Planning Statement o Site Waste Management Plan o Statement of Consultation o Transport Statement o Utilities Assessment. 3. POLICY CONTEXT 3.1 The application site is within the Open Countryside and outside of Wheaton Aston Development Boundary. 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 Planning Committee 20/12/2016 – Sarah Plant: Team Leader Major Applications and appeals 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 H4 - Delivering Affordable Housing EV11 - Sustainable Travel EV12 - Parking Provision 3.4 Housing Market Assessment (2012) 3.1.1 National Planning Policy Framework (NPPF), March 2012 3.1.2 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 3.1.3 National Planning Practice Guidance (NPPG), 2013 4. CONSULTATION RESPONSES 4.1 A site notice was posted outside the site 16.08.2016 and expired 06.09.2016. An advert was placed in the Express & Star Newspaper that expired 07.09.16 Councillor Brian Cox: no comments received. Planning Committee 20/12/2016 – Sarah Plant: Team Leader Major Applications and appeals Councillor Roy Wright: no comments received. Lapley, Stretton and Wheaton Aston Parish Council (comments received 22.08.2016): no comments Ecology (comments received 12.9.2016 and further comments 28.09.2016) Assessment of Submitted Documents and Recommendations The Preliminary Ecological Appraisal identifies features on site - hedgerows and trees, likely to be of value to roosting and foraging bats. These are proposed for retention and incorporation into green infrastructure. It is recommended that a condition be applied requiring reserved matters applications to be in accordance with the Illustrative Masterplan Drawing IM-02 Rev G1 with the exception that hedgerows should not be incorporated into residential boundaries, as appears to be the case on the western boundary, as this removes protection. In line with recommendations in s.4.1.13 and 4.1.14 of the Preliminary Ecological Appraisal a condition is recommended requiring submission of a tree, hedgerow and pond protection plan to support reserved matters. A condition requiring submission of a detailed landscape plan, demonstrating enhancements for biodiversity is recommended I note that the Transport Assessment identifies more hedgerow removal than appears to have been assessed by the Preliminary Ecological Appraisal, or is shown on the Development Framework drawing and Illustrative Masterplan. Drawing 2401-01 Rev A in the Transport Statement shows proposed hedgerow removal. It is not clear whether an oak of potential to support bat roosts would need to be removed. A revised assessment, including coverage of impacts of this hedgerow loss, and provision of mitigation, is required. A condition is recommended for submission of a Construction Environmental Management Plan (CEMP) prior to commencement of development to prevent impacts on retained features and the local environment. As the report notes there is potential for bats to be adversely