UTT/19/3068/DFO – (SAFFRON WALDEN) (Major) PROPOSAL: Reserved matters following UTT/16/2210/OP for 85 residential dwellings including all necessary infrastructure and landscaping. Details of appearance, landscaping, layout and scale. LOCATION: Land East Of Little Walden Road Saffron Walden APPLICANT: Abbey Developments AGENT: CMYK EXPIRY DATE: 17 March 2020 CASE OFFICER: Maria Shoesmith 1. NOTATION 1.1 Countryside; County Wildlife Site (part). 2. DESCRIPTION OF SITE 2.1 The application site and is located to the east of Little Walden Road, on the north- ern side of the built-up area of Saffron Walden. It comprises part of an agricultural field and covers approximately 4.47 hectares (11 acres). The irregular southern boundary of the site follows the extent of the existing residential development at St Marys View and Limefields whilst the western boundary extends along Little Walden Road (the B1052). The northern boundary is formed by a belt of wood- land with open fields beyond. The eastern boundary is largely arbitrary and fol- lows no natural boundary but has been drawn to coincide with the eastern bound- ary of the woodland and the extended hedge line from the Limefields Pits local nature reserve to the south. 2.2 The site is largely open and in agricultural use apart from the area adjacent to the existing residential development which contains an area of scrub with trees around its edges. The site has a frontage of some 160m along Little Walden Road. Approximately three quarters of this boundary is formed by a substantial hedgerow with an open area along the southern approach into the town. 2.3 The site slopes down from east to west by approximately 10m. There are trees within the southern part of the site which is subject to Tree Preservation Order. There is a hedge along the some of the boundary of Little Walden Road although part of this frontage is open as is much of the eastern boundary. 2.4 Little Walden Road is one of the main roads into the Town Centre of Saffron Walden that is 1.5km away. 3. PROPOSAL 3.1 The application is for the approval of reserved matters following a grant of outline planning permission via an appeal on 21 August 2017 (UTT/16/2210/OP). The outline permission included the approval of access, with the current application seeking the approval of appearance, landscaping, layout and scale. 3.2 A previous Reserved Matters application submitted UTT/18/2959/DFO was refused on 1 October 2019 for the following reasons; 1. The proposed layout fails to comply with the outline planning permission, in particular in relation to the amount of public open space which was persuasive in informing the Inspector's decision. The reduced public open space would have an adverse effect on the design of the scheme and the amenity of residents, in conflict with policies S7 and GEN2, GEN7, ENV3 and ENV8 of the Uttlesford Local Plan (adopted 2005) and the National Planning Policy Framework. 2. The application fails to demonstrate that the nationally described space standards in the Planning Practice Guidance would be met. This would have an adverse effect on the living conditions of residents, in conflict with Policy GEN2 of the Uttlesford Local Plan (adopted 2005), the emerging Uttlesford Local Plan and the National Planning Policy Framework. 3. The application fails to demonstrate that appropriate broadband provision and energy efficiency measures would be incorporated within the design of the proposed dwellings, in conflict with the National Planning Policy Framework and the emerging Uttlesford Local Plan. This has since been allowed on appeal 12 May 2020. 3.3 This revised Reserved Matters application seeks to amend the scheme to address the reasons for refusal, whilst twin tracking the scheme with the appeal UTT/18/2959/DFO. 3.4 It is stated within the submitted Planning Statement that all the houses meet national space standards. 3.5 The Planning Inspector placed a condition upon the outline consent quantifying the amount of Green Space Infrastructure (including public open space). The green infrastructure is now stated to be the same as that on the Development Framework as approved and conditioned as part of the outline consent. 3.6 The provision of broadband infrastructure is a Building Regulation requirement which can be conditioned. And with regards to energy efficiency it is stated that there is already a condition on the outline permission which requires electric vehicle charging points and state that in any case this could also be conditioned. 3.7 The Proposed Development comprises the following key elements: The residential area for up to 85 dwelling is stated will have a density of 34dph and covering a developable area of 2.5ha. The total green infrastructure area would be 1.97ha which would include the existing landscaping, watercourses and drainage ponds, public footpaths as well as LEAPs. The previous refused Reserved Matters application’s level of green infrastructure was 1.67ha. 3.8 The proposed dwellings are stated would be a mix of 1-5 bedroom units, with 40% affordable housing provision. Four bungalows, two affordable, and two market are proposed which equates to the 5% as per the Section 106 Agreement. These will be constructed to Building Regulations Part M4(3) standards. 3.9 Car parking will be provided predominantly on-plot in the form of garages and driveway parking. 3.10 The existing landscaping provides a mature site setting of which this is stated would be enhanced where necessary. 3.11 The proposed housing mix is outlined below: PRIVATE DWELLINGS: 10 x 2 bedroom houses 20 x 3 bedroom houses 14 x 4 bedroom houses 7 x 5 bedroom houses Total Private Dwellings: 51 AFFORDABLE DWELLINGS: 2 x 1 bedroom flat 16 x 2 bedroom flat 8 x 2 bedroom houses 7 x 3 bedroom houses 1 x 4 bedroom houses Total Affordable dwellings: 34 Grand Total: 85 3.12 The housing mix is stated to remain the same for the affordable housing and the private market dwellings have been adjusted to provide more two bedroom dwellings than larger dwellings which has enabled to provide more greenspace. Below is a comparison table of the two housing scheme mix. 3.13 The dwellings will be designed so they will be tenure blind in appearance through the use of the same materials. 3.14 The development would provide settlement edge public open space, including tree and hedgerow planting, habitat creation, a children’s play area and footpath connections. 3.15 It is stated that the development would promote sustainability and reduce energy consumption. 3.16 A Broadband Statement has been submitted together with the planning submission which highlights that BT will provide a full fibre infrastructure to every home of their site in accordance with Part R of the Building Regulations. 4. ENVIRONMENTAL IMPACT ASSESSMENT 4.1 Town and Country Planning (Environmental Assessment): The proposal is not a Schedule 1 development, exceeds the threshold criteria of Schedule 2, however the application has been screened and an Environmental Assessment is not required as part of the outline application. 4.2 Human Rights Act considerations: There may be implications under Article 1 and Article 8 of the First Protocol regarding the right of respect for a person's private and family life and home, and to the peaceful enjoyment of possessions; however, these issues have been taken into account in the determination of this application. 5. APPLICANT’S CASE 5.1 The following documents have been submitted in support of the application; The application comprises the following documents and plans: Design and Access Statement; Planning Statement; Broadband Statement; Soft Landscape Specification; Revised Landscape and Ecological Management Plan; Revised Arboricultural Impact Assessment; Additional carbon study; Drainage Statement; 6. RELEVANT SITE HISTORY 6.1 The application site has a long planning history; the most relevant planning applications are listed below; 6.2 UTT/16/2210/OP - Outline planning permission for up to 85 residential dwellings (including 40% affordable housing), introduction of structural planting and landscaping, informal public open space and children's play area, surface water flood mitigation and attenuation, vehicular access point from Little Walden Road and associated ancillary works. All matters to be reserved with the exception of the main site access. 6.3 The above application was refused on 23 December 2016 for the following reasons; 1. The development of this site in open countryside would be visually intrusive and would have a harmful effect upon the character and appearance of this area of the countryside, contrary to Policy S7 and GEN2 of the Uttlesford Local Plan and advice in the National Planning Policy Framework. 2. Having regard to the existing traffic use, forecast growth and the additional traffic which this proposal is likely to generate or attract, the road which connects the proposed access to the town centre and on to key destinations is considered to have insufficient capacity to cater for the proposal while providing safety and efficiency for all road users. It is considered that the residual cumulative impact of the development in this location is severe and application does not provide sufficient mitigation to address this. The proposal is therefore contrary to DM15 contained within the County Highway Authority's Development Management Policies, adopted as County Council Supplementary Guidance in February 2011 and the National Planning Policy Framework 2012. 3. The application fails to address adequately the potential impacts of the proposed development in respect of protected species and upon wildlife generally in the area. The proposals therefore fail to provide adequate protection for protected species as required by the Wildlife & Countryside Act 1981 (as amended) and which have Euro- pean protection under the Conservation (Natural Habitats, &c.) Regulations 1994 (as amended) and are contrary to ULP Policy ENV7 and advice in the National Planning Policy Framework.