Agenda item

Construction of 86 dwellings plus roads, public open space and associated works.

 

Land north of Puritan Way  Boston  Lincolnshire

 

Mr M Gosling,  Mrs M Leggate and Mrs R Wicks

Full Planning Permission

 

Construction of 86 affordable dwellings (formerly 87 dwellings) plus roads, open space and associated works.

 

Land North of Puritan Way Boston

 

Mr M Gosling, Mrs M Leggate and Mrs R Wicks

 

The Senior Planning Officer presented the report advising committee of and update to the report tabled.

 

1 further letter of objection had been received from The Lodge on Fenside Road which now gave a total of 9 letters of representation received across the original and amended applications.  The representation cited concerns on the impact on wildlife and a request for a wildlife ecological survey should be carried out.    It was noted within the representation that the objector had seen Orangey-red bellied newts and the site.  Having consulted Lincolnshire Wildlife the Senior Planning Officer confirmed he had been advised that there was a low risk to wildlife on the site and that arable fields did not provide a good habitat for newts:  as such he was advised that it was not recommended the applicant provide a survey.

 

Representation was received from the applicant’s agent which included:

 

Referring members to an earlier permission on the site for the construction of a new Marina, the agent advised that his client had received no interest possibly due to sites nearer the town in view of the future barrier proposal.

 

Consequently, in consultation with the planning officers a fully affordable housing scheme had been produced for the site which was contemporary in design within a traditional framework and would provide an exciting development to uplift whole area. 

 

 

The site was on Grade 2 land, not grade 1. A soft frontage would be produced with materials in a mix of red and orange and with rustic bricks:  it was not a bland council house development. Tree planting and landscaping would also be provided to soften the edges.

 

The development had been welcomed by all of the housing associations and would contribute significantly to the Council’s housing allocation:  the land to the east of the site was owned by Boston Mayflower and was potentially another development to link up to this one.  The section 106 contribution for education had been reduced from £535k to £100k which was far more in line with a fully social housing scheme.

 

There would be semi circular green area which would include a play area and that would be overlooked for safety purposes by a crescent of houses.  The semi-circular area butted up to the plot of land on the east of the site, which if developed would complete a natural circle of green space.  It was intended that the play area would be for all children in the area, not just on the development site itself, to encourage greater integration in the area and the space would become a focal point for the community.

 

The car parking provision was just under 2 per dwelling and vehicles would be hidden to avoid a car dominated environment.

 

Following concerns from overlooking the applicant had reduced the number of dwellings to permit a gap and a view for Woodland House which was positioned close to the boundary of the site.  This had taken away any cause for overlooking due to the positioning of the established dwelling.

 

Finally committee were advised that the applicant was eager to commence development and looking to start in September 2017 should the application be granted.

 

 

It was moved by Councillor Michael Cooper and seconded by Councillor Anton Dani that the committee be minded to grant the application in line with officer recommendation.

 

Vote:       In Favour 13.        Against. 0.       Abstentions 0.

 

RESOLVED:    That the committee resolve that they are minded to approve the application subject to the conditions within the original report together with the amendment to condition 14 to include the requirement for a wheel washing facility for plant vehicles exiting the site, and that;

 

a)       any permission is not released until the applicants have entered into a section 106 planning obligation with the Council relating to a financial contribution for education of £100,000 and all of the dwellings being affordable units in line with the proposals, and

 

b)       No objections are received from the Canals and River Trust as a result of additional publicity

 

c)       authority is delegated to the Development Control Manager to approve this application upon satisfactory completion of the planning obligation. If the obligation is not concluded within six months of instructions, the application will be returned to Committee.

 

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:

 

§   Proposed site plan ref 14/2221-02 rev F (2c/27)

§   House type proposals – plots 2 and 3 ref 14/2221-27 rev A (3b/27)

§   House type proposals- plots 4-6 ref 14/2221-04 (4/27)

§   House proposals – plots 7-8 ref 14/2221-05 (5/27)

§   House type plots 9-12, 43-46, 80-83 ref 14/2221-06 (6/27)

§   Proposals plots 13-14 and 57-58 ref 14/2221-07 rev A (7a/27)

§   House type proposals- plots 15-17 ref 14/2221-08 rev A (8a/27)

§   House type proposals- plots 18-21 ref 14/2221-09 (9/27)

§   Proposals: plots 22-24, 64-66, 72-74 ref 14/2221/10 rev A (10a/27)

§   House type proposals –plots 25-29 ref 14/2221-11 (11/27)

§   House type proposals- plots 30-32 ref 14/2221-12 rev A (12a/27)

§   House type proposals- plots 33-35 ref 14/2221-13 (13/27)

§   Proposals –plots 36-40 ref 14/2221-14 rev A (14a/27)

§   House proposals- plots 41- 42 ref 14/2221-15 (15/27)

§   Proposals –plots 47-48, 55-56 ref 14/2221-16 (16/27)

§   Proposals - plots 49-50, 53-54 ref 14/2221-17 (17/27)

§   House type proposals -plots 51-52 ref 14/2221-18 (18/27)

§   House type proposals - plots 67-68 ref 14/2221-19 rev A (19a/27)

§   House type proposals – plots 69-71 ref 14/2221-20 rev A (20a/27)

§   House type proposals – plots 75-77 ref 14/2221-21 rev A (21a/27)

§   House type proposals- plots 78-79 ref 14/2221-22 (22/27)

§   House type proposals- plots 84-85 ref 14/2221-23 rev A (23a/27)

§   House proposals- plots 86-87 ref 14/2221-24 Rev A (24A/27)

§   Public open space-play equipment ref 14/2221-POS (25/27)

§   Proposals plots 62 – 63 ref 14/2221-26 (26/27)

§   Proposals –plots 59-61 ref 14/2221-25 (27/27)

 

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

 

3.              No development shall take place within the site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority.

 

           Reason:          This is a pre-commencement condition in order to ensure that satisfactory arrangements are made for the investigation, retrieval and recording of any possible archaeological remains on the site before construction work begins and to accord with the objectives of the NPPF (20120

4.              No development shall commence above slab level on the dwellings hereby approved until details of all external facing materials proposed to be used have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter 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 saved Local Plan Policies G1 and H3.

 

5.              The first property shall not be occupied until full details of hard and soft landscaping works have been submitted to and approved in writing by the local planning authority. The details shall include :

 

i.         hard surfacing materials

ii.        minor structures/ planters

iii.       planting schedules (species, sizes, planting densities, maintenance

       proposals)
          

            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 in accordance with saved Local Plan Policies G1, G2 and H3.

 

6.              The approved hard and soft landscaping works shall be implemented in full In accordance with timescales to be submitted to and approved in writing by the Local Planning Authority before

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 in accordance with saved Local Plan Policies G1, G2 and H3.

 

7.              The proposed area of equipped public open space in the northern part of the site  as shown on plan Proposed site plan ref 14/2221-02 rev F (2c/27)) shall be laid out in a manner to be submitted to and agreed in writing by the Local Planning Authority and shall be  made available for use before the 40th dwelling constucted on the application site is first occupied.

 

            Reason:          To provide a satisfactory level of publicly available amenity open space within the development and to accord with Adopted Local Plan Policy H4.

 

8.              A landscape management plan including management responsibilities and maintenance schedules of the public open space and play equipment 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 and play equipment, in the interests of the amenity of residents and to accord with the objectives of Local Plan policy H4.

 

 

 

9.       Before occupation of any of the dwellings hereby approved, the external parking areas 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.

 

14.      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, hours of working, where site accommodation and welfare facilities will be placed, where site vehicles and the vehicles of site personnel will be parked and where materials will be delivered and stored within the site. 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.

 

15.  Notwithstanding the submitted details, before any development is commenced above slab level details of a wall and fencing scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of when the walls and fencing are erected, their height, design, materials and position in relation to finished ground levels of the site following development and the ground levels of the neighbouring properties to the west. The scheme shall be carried out as approved.

 

           Reason:           In the interests of the visual amenities of the area and to accord with Policy G1 of the Adopted Local Plan.

 

16.     Prior to the commencement of the development, details relating to the treatment of the transitional area between the proposed raised land levels along the western boundary of the site and existing ground levels of the neighbouring 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:           No such details have been submitted, in the interests of satisfactory drainage and residential amenity and to accord with the objectives of Local Plan policies G1 and G3.

 

 

 

17.     No development shall commence until a foul water strategy has been submitted 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:           This is a pre-commencment condition to ensure that there is satisfactoery driange provision to serve the proposed development. This condition accords with the objectives of Local Plan policy G3.

 

18.    The development hereby approved shall be carried out in accordance with the approved Flood Risk Assessment (RM Associates versiuon 2 dated April 2016) and in particular the following mitigation measures as detailed within the FRA:

 

§  Finished floor levels of the dwellings shall be set no lower than 3.5m AOD

§  Flood resistant and resiliant mesures shall be incorporated throughout the development as stated

 

           The mitigation measures shall be fully implemented prior to occupation.

 

           Reason:           To reduce the risk of flooding to the proposed development and any future occupants and to accord with the objectives of the NPPF (2012).

 

19.    The ground floor of plots 59, 60, 61, 62 and 63 shall be available for garaging, utility, w/c and storage only and at no time shall it be used for any other purpose.

 

           Reason:           To define this permission and to reduce the impacts of flooding on the development and future occupants and to accoird with the objectives of the NPPF (2012).

 

 20.    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 3 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 and to accord with the objectives of Local Plan policy G6.

 

21.     No dwellings shall be commenced before the first 50 metres of estate road from its junction with the public highway, as shown on drawing number 14/2221-02 Rev. F 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 Puritan Way. This condition accords with the objectives of Local Plan policy G3 and the NPPF (2012).

22.   No development shall take place until a detailed surface water drainage scheme for the site, based on an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the Local Planning Authority.

 

          

The scheme shall:

 

a)     Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

 

b)     Provide attenuation details and discharge rates which shall be restricted to a rate to be agreed with the surface water receiving body;

 

c)     Provide details of the timetable for and any phasing of implementation for the drainage scheme; and

 

d)     Provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

Reason:      To ensure that there is satisfactory drainage provision to serve the proposed development and is necessary to ensure residents of the permitted development, adjacent properties and adjacent land are not adversely affected, by reason of flooding, by the construction of the permitted development. This condition accords with the objectives of the NPPF (2012).

 

23.    The development shall be carried out in accordance with the approved drainage scheme and no dwelling shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full in accordance with the approved details.

 

           Reason:       To ensure that there is satisfactory drainage provision to         

           serve the proposed development and is necessary to ensure residents

           of the permitted development, adjacent properties and adjacent land   

           are not adversely affected, by reason of flooding, by the construction of 

           the permitted development. This condition  accords with the objectives

           of the NPPF (2012).