Agenda item

Application Type:        Full Planning Permission

 

Proposal:                     Proposed erection of 30 affordable dwellings, associated access roads, open spaces and attenuation pond

 

Site:                             Land off Meadow Way, Old Leake

 

Applicant:                    Mr Matthew Spittles, Boston Mayflower

Proposal:     Proposed erection of 30 affordable dwellings, associated access roads, open spaces and attenuation pond

 

Site:              Land off Meadow Way, Old Leake

 

Applicant:    Mr Matthew Spittles, Boston Mayflower

 

The Planning Officer presented this application and reported the following communications received after publication of the agenda:

·         Two further letters had been received from residents of Summerfields, reiterating objections regarding stretched public services; access to the doctor’s surgery; traffic congestion; drainage and flood risk; and noise. 

·         Old Leake Parish Council raised issues including the extra demand on services, specifically electricity and sewage; impact on the medical centre; maintenance of the pond; inclusion of grass cutting, landscaping and street lighting in a management plan; and the existence of a field entrance [which the Planning Officer pointed out was proposed to be blocked], adding that Boston Mayflower had attended their meeting in July and had spoken about prospective residents being elderly people, which was not the case.  However, the parish council had no objection in principle to the development with the recommended conditions. 

·         The application for the Co-op to set out its collection and delivery times had been approved as 7 am – 7 pm Monday to Sunday.

·         Councillor Barrie Pierpoint, writing as a Ward Member, said he would not be objecting to the scheme, but supported objectors’ comments, and also commended the applicant for consulting local residents. 

·         The Education Authority asked for a contribution.

·         The NHS had not replied to the consultation. 

 

[Councillor Anton Dani left the meeting at 3 pm]

 

The Committee then received representation from Mr I Penn of Longhurst Group who spoke on behalf of the applicant, Boston Mayflower, describing the application as an important step for the growth plans of this non-profit charity.  The proposal was for well-designed, good quality affordable housing for local people that would reflect the character of the area.  The parish council supported it and it responded to needs reported by the housing authority.  The proposal was not overly dense and included sufficient parking.  The buffer would minimise its impact.  A drainage strategy would be prepared in consultation with Anglian Water. 

 

Mr Penn pointed out that the site was identified as potential housing allocation in the emerging Local Plan.  The proposal would result in a £3.5m investment in Old Leake to fulfil local housing needs.  However, there were viability challenges, for example, flood risk had added to the costs due to ground conditions.  The scheme would not be viable if a Section 106 Agreement was attached.  Crucial external funding of £1m had been sourced, but this could be lost if the application was refused.  The application complied with planning policy and there had been no objections from consultees.

 

It was proposed by Councillor Mike Cooper and seconded by Councillor Jonathan Noble that authority be delegated to grant planning permission as recommended. 

 

Vote: Unanimous

 

RESOLVED that AUTHORITY BE DELEGATED TO GRANT Planning Permission subject to the submission of a satisfactory Unilateral Undertaking to ensure that the affordable housing is retained in perpetuity, and subject to the following conditions and reasons:

 

1.            The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

 

2.            The development hereby permitted shall be carried out in accordance with the following approved plans and documents

 

§   Site location plan ref 514.2-001 (1/20)

§   Proposed Site Plan ref 514.2.003A (2a/20)

§   Proposed Floor Plans ref Plots-011. Plots 01-02. 27-28 (3B 5P) (5 /20)

§   Proposed Floor Plans ref Plots-012. Plots 03-04. 09-10. 15-16 (2B 4P & 3B 5P) (6/20)

§   Proposed Floor Plans ref Plots-013 Plots 07-08. 19-20. 21-22 (2B 4P) (7/20)

§   Proposed Floor Plans ref Plots-014 Plots 11-12. 13-14 (3B 5P) (8/20)

§   Proposed Floor Plans ref Plots- 015 B Plots 05-06. 17-18. 29-30 (2B 4P) (9a/20)

§   Proposed Floor Plans ref Plots-016 Plots 23-26 (1B 2P) (10/20)

§   Proposed Elevations ref Plan Plots – 111 Plots 01-02. 27-28 (3B 5P) – Elevations (11/20)

§   Proposed Elevations ref Plots- 112 Plots 03-04. 09-10. 15-16 (2B 4P & 3B 5P) – Elevations (12/20)

§   Proposed Elevations ref Plots-113 Plots 07-08. 19-20. 21-22 (2B 4P) -

Elevations (13/20)

§   Proposed Elevations ref Plots-114 Plots 11-12. 13-14 (3B 5P) – Elevations (14/20)

§   Proposed Elevations ref Plots- 115 B Plots 05-06. 17-18. 29-30 (2B 4P) –Elevations (15a/20)

§   Proposed Elevations ref Plots- 116 Plots 23-26 (1B 2P) – Elevations (16/20)

§   Drainage Strategy ref 37241/C/002/D (17/20)

§   Proposed Fencing Details ref Exter -031 (18/20)

§   Pumping Station Plan ref Pump -30 (19/20)

§   Site plan and section ref PLANNING 514.2-200/A (20/20)

§   External Materials Schedule received 12 Sept 2016-10-20

§   Drainage Strategy Report prepared by PBA (Peter Brett) received 9 Sept 2016

§   Flood Risk Assessment prepared by PBA (Peter Brett) received 9 Sept 2016

§   Flood Risk Assessment received 9 Sept 2016

 

Reason: To ensure the development is undertaken in accordance with the approved details and to accord with Adopted Local Plan Policy G1.

 

3.            Prior to the commencement of the development hereby permitted, a Construction Management Plan shall be submitted to the local planning authority for approval. The Construction Management Plan will prescribe how the construction of the site will be phased, where site accommodation and welfare facilities will be placed, where site vehicles and the vehicles of site personnel will be parked, where materials will be delivered and stored within the site the and hours of construction. Construction of the permitted development shall be undertaken in accordance with the approved Construction Management Plan.

 

Reason: In the interests of the safety and free passage of the public and to accord with the objectives of Local Plan policies G1 and G6. This is a pre-commencement condition due to the fact that the management of plant, site equipment etc needs to be agreed prior to the commencement of any development to ensure that neighbour's amenity and safety are respected.

 

4.            No dwelling shall be commenced above finished floor level until details of the materials proposed to be used in the construction of the external surfaces have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: To ensure that the new buildings are in keeping with the character of the area and to accord with Adopted Local Plan Policies G1 and H3.

 

5.            No dwellings shall commence above finished floor levels until full details of hard and soft landscaping works, including fencing, have been submitted to and approved in writing by the local planning authority. The scheme shall include

a)         hard surface materials

b)         planting schedules (species, sizes densities)

c)         existing trees to be retained/removed

Reason: In the interests of visual amenity and in accordance with Section 197 of the 1990 Act which requires Local Planning Authorities to ensure, where appropriate, adequate provision is made for the preservation or planting of trees, and to ensure that the approved scheme is implemented satisfactorily. The condition accords with Adopted Local Plan Policies G1 and G2.

 

6.            All landscape works shall be carried out in accordance with the approved details within 6 months of the date of the first occupation of any building or completion of development whichever is the sooner. Any trees, plants, grassed areas which within a period of 5 years from the date of planting die, are removed or become seriously damaged or diseased shall be replaced in the first available planting season with others of similar size species or quality.

Reason: In the interests of visual amenity and in accordance with Section 197 of the 1990 Act which requires Local Planning Authorities to ensure, where appropriate, adequate provision is made for the preservation or planting of trees, and to ensure that the approved scheme is implemented satisfactorily. The condition accords with Adopted Local Plan Policies G1 and H3.

 

7.            The area of public amenity open space and landscape buffer to the A52 shall be laid out and planted in a manner to be agreed in writing by the local planning authority and made available for use before the 15th dwelling constructed on the application site is first occupied. This area shall not at any time be incorporated within the curtilage of any dwelling.       

Reason: To provide a satisfactory level of publicly available amenity open space and visual and habitat landscape buffering within the development and to accord with Adopted Local Plan policies  G1 and G2.

 

8.         The existing trees and hedgerow on the southern and eastern boundaries of the site shall be retained and in the event of any removal or damage the damaged or removed planting shall be replaced within one month by a hedgerow with replacement specimen trees a specification to be agreed in writing by the local planning authority.

 

Reason: In the interests of the appearance of the area and to accord with Policies G1 and G2 of the Adopted Local Plan.

 

9.         A landscape management plan including management responsibilities and maintenance schedules of the public open space, attenuation pond and landcape buffer to the A52 shall be submitted to the local planning authority before the occupation of any dwelling. The landscape maintenance plan shall be carried out as approved thereafter.

Reason: To ensure the long term maintenance of the public open space, attenuation pond and landscape buffer, in the interests of the amenity of residents and to accord with the objectives of Local Plan policies  G1 and G2.

 

10.       The field access to the A52 shall be sealed in accordance with details that have been submitted to and approved by the local planning authority prior to the first occupation of the dwellings hereby approved.

 

            Reason: In the interests of highway safety and in accordance with Policy G1 of the Local Plan.

 

11.       The pump station shall be designed and built to include soundproofing in accordance with a scheme to be submitted to and agreed in writing with the local planning authority before the use of such plant or machinery is commenced.

 

Reason:  To safeguard the amenities of the locality and in accordance with Adopted Local Plan Policy G1.

 

12.      Before occupation of any of the dwellings along the private drive, the parking area shall be provided with lighting in accordance with details, including the maintenance of the lighting, to be submitted to and agreed in writing by the local planning authority.

Reason: To provide adequate lighting of the private driveway in the interest of crime prevention and community safety and in accordance with Adopted Local Plan Policy H3.

 

13.      Prior to any of the buildings being occupied, the arrangements for the surface water drainage shall be completed in accordance with the amended drainage strategy document submitted by BSP Consulting and shown on drawing 15278: DS SK001 rev E.

Reason: To provide satisfactory drainage and to accord with the objectives of Local Plan policy G3.

 

14.      Prior to the commencement of the development, details relating to the treatment of the transitional area between the proposed raised land levels along the northern boundary of the site and existing ground levels of the neighboring land and to include site sections shall be submitted to and approved by the local planning authority, and the development shall be built in accordance with the approved scheme. The details shall also include the boundary treatment and the means to ensure that surface water from this raised land does not cause flooding onto neighbouring land.

Reason: This is a pre-commencement condition since no such details have been submitted, in the interest of Flood Risk Management and in the interest of residential amenity and to accord with Adopted Local Plan Policies G1, G3 and Interim Plan Policy G1.

 

15.      The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA), undertaken by Peter Brett Associates (ref 37241/0001, August 2016), and the following mitigation measures detailed within the FRA:

 

§  Finished floor levels shall be set no lower than 1.0m above existing ground levels at 2.8mAOD.

§  Flood resilience and resistance measures shall be incorporated into the proposed development as stated in the FRA.

§  Fixable mountings to allow demountable defences shall be installed on all ground floor door openings to a height of 600mm above finished floor level.  

 

      Reason: To reduce the risk and impact of flooding on the proposed development and future occupants in accordance with Policies G3 and G4 of the Local Plan.

 

16.       No dwellings shall commence above finished floor levels until a foul water strategy has been submitted to and approved in writing by the Local Planning Authority. No dwellings shall be occupied until the works have been carried out in accordance with the approved foul water strategy. 

 

Reason: To prevent environmental and amenity problems arising from flooding in accordance with Policies G3 and G4 of the Local Plan.

 

17.      Before each dwelling is occupied the roads and/or footways providing access to that dwelling, for the whole of its frontage, from an existing public highway, shall be constructed to a specification to enable them to be adopted as Highways Maintainable at the Public Expense, less the carriageway and footway surface courses. The carriageway and footway surface courses shall be completed within three months from the date upon which the erection is commenced of the penultimate dwelling.   Reason: To ensure safe access to the site and each dwelling/building in the interests of residential amenity, convenience and safety, in accordance with Policy G3 of the Local Plan.

18.       No dwellings shall commence above finished floor levels before the first 50 metres of estate road from its junction with the public highway, including visibility splays, as shown on drawing number 514.2-003a has been completed.

 

Reason: In the interests of safety of the users of the public highway and the safety of the users of the site and to enable calling vehicles to wait clear of the carriageway of Meadow Way, in accordance with policies G1 and G6 of the Local Plan.

 

19.       No dwellings shall commence above finished floor levels before all of that part of the estate road and associated footways that forms the junction with the main road and which will be constructed within the limits of the existing highway, shall be laid out and constructed to finished surface levels in accordance with details to be submitted and approved by the local planning authority.

 

Reason: In the interests of safety of the users of the public highway and the safety of the users of the site, in accordance with policies G1 and G6 of the Local Plan

 

20.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any re enactment thereof) no addtional  fences, walls or other enclosures shall be erected along the boundaries of plots 4, 5, 12, 13, 22, 23, 24, 25, 26, 27, 28, 29, 30.

Reason: In the interests of residential amenity and to accord with the objectives of Local Plan Policies G1, G2 and H3.

 

21.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any re enactment thereof) no additional  windows including dormer windows or additional roof lights shall be inserted in the walls or roofs of plots 19, 20, 28, 29 or 30.

Reason: In the interests of residential amenity of dwellings in Summerfields and to accord with the objectives of Local Plan Policies G1, G2 and H3.

 

In determining this application the authority has taken account of the guidance in paras 186 – 187 of the NPPF (2012) in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the Borough.