Agenda item

Application for approval of reserved matters (access, appearance, layout, landscaping and scale) for Phase 4 of residential development comprising of 26 no. dwellings approved under Outline Application B/13/0037

 

Land at Broadfield Lane/Grayling Way, Boston, PE21 8BQ

 

Griffin Portfolios Ltd

 

 

Please note that this meeting will adjourn at this pointin the proceedings and reconvene at 2pm to determine the following planning applications.

 

Application for approval of reserved matters (access, appearance, layout, landscaping and scale) for Phase 4 of residential development comprising of 26 no. dwellings approved under Outline Application B/13/0037     

 

Land at Broadfield Lane/Grayling Way, Boston, PE21 8BQ

 

Griffin Portfolios Ltd

 

The Growth Manager presented the report and advised updates to the report issued:  a response had been received from Lincolnshire Education stating no comment in relation to the application as impacts had been  addressed at outline stage. 

 

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

Stating he had been involved at the outline stage of the application in 2013, Mr Finch confirmed his knowledge of the site and application was extensive and that he had previously addressed committee in June 2018 in respect of the reserved mattes for phase 3 which was due to commence early 2019.  The play area installation for the public open space was scheduled for installation January 2019.   Addressing the final phase Mr Finch confirmed that on a site with outline permission for up to 200 homes, the last phase would deliver a total of 182 dwellings for the site in close proximity to Boston.  The continuity of building on the site has provide a positive contribution to the housing supply and also regenerated a redundant site.  Earlier phases had produced a mixture of housing between 1 bedroom to 4 bedroom housing with shared ownership and rented.  The final phase provided 3 bedroom 2 storey housing in semi-detached and terrace form with reduced density.  There had been a conscious decision not to link the development to Matthew Flinders Way, the residents of which had voiced concerns at the initial outline application that the road network would link through. 

 

Construction access for phase 4 would be via the allotment land and as such the fence for Matthew Flinders Way would remain in place.   The nearest new dwellings would be set away from the boundary with Matthew Flinders Way, with the concerns of the neighbour at no. 67 noted.  A suitably worded condition would deal with the effective screening between no. 67 and the new development.   Concerns in respect of the accuracy of plans made by the neighbour had been addressed with the site being electronically surveyed and land registry plans had been provided to the planning officer to demonstrate accuracy.  Car parking to the frontage near Matthew Flinders Way would be a typical form of layout which would be less likely to cause any disturbance, as against either parking being located alongside the last dwelling or, the developments being linked.

 

It was moved by Councillor Paul Skinner and seconded by Councillor Brian Rush that the committee grant the application in line with officer recommendation and subject to the conditions and reasons therein.

 

Vote:    In Favour:  12.    Against:  0.      Abstention:  0

 

RESOLVED:    That the application be granted in line with officer recommendation subject to the following conditions and reasons:

 

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

 

Reason: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990.

 

2        The development hereby approved shall be carried out in accordance with the following approved plans:

 

§   Location plan ref GRI/plph4/002

§   Site layout ref GRI/plph4/001

§   Floor layouts (terraced 3 units) ref GRI/plph4/terr 3fp

§   Elevations (terraced 3 units) ref GRI/plph4/terr 3 elev

§   Floor layout (terraced 4 units) ref GRI/plph4/terr 4 fp

§   Elevations (terraced 4 units) ref GRI/plph4/terr 4 elev

§   Floor layouts and elevations (semi detached) ref GRI/plph4/semi

§   Landscaping and fencing ref GRI/plph4/LFP

 

          Reason: To ensure the developemnt is undertaken in accordance with the approved details and to accord with Boston Borough Local Plan 1999 Policy G1

 

3        Notwithstanding the requirements of condition 23 attached to the outline permission ref B/13/0037,  a 2.2m high acoustic boarded fence shall be erected along the site’s boundaries as shown on site layout plan GRI/plph4/002 before any dwelling is first occupied and shall be retained thereafter.

 

Reason: In the interests of residential amenity and to accord with the objectives of Boston Borough Local Plan 1999 Policy G1.

 

4       There shall be no vehicular or pedestrian footpath between the application site and Mathew Flinders Way and the existing fence which separates the two sites shall be retained in that form thereafter.

 

Reason: In the interests of the amenity of existing residents and to accord with the objectives of Boston Borough Local Plan 1999 Policy G1.

 

5        The development shall be carried out in accordance with the approved construction management plan as identified on plan ref BR0/17/CPP/01.

 

Reason: In the interests of residential amenity and to accord with the objectives of Boston Borough Local Plan 1999 Policy G1.

 

6          The development of phase 4 shall be carried out in accordance with the approved Flood Risk Assessment (FRA) dated June 2018 Version 1, by RM Associates, including the following mitigation measures detailed within the FRA:

 

·      Finished floor levels set no lower than 3.9m above Ordnance Datum, 1.0m above existing ground level

·      Flood resistance and resilience measures incorporated as described

 

          The mitigation measures shall be fully implemented prior to occupation and subsequently remain in place.

 

Reason: To reduce the risk of flooding to the proposed development and future occupants and to accoird with the objectives of Local Plan policy G3 and the National Planning Policy Framework (2018)

 

7           The development hereby permitted shall not be commenced until details of a comprehensive contaminated land investigation has been submitted to and approved by the Local Planning Authority (LPA) and until the scope of works approved therein have been implemented. The assessment shall include all of the following measures unless the LPA dispenses with any such requirements in writing:

 

a)        A Phase I desk study carried out to identify and evaluate all potential sources of contamination and the impacts on land and/or controlled waters, relevant to the site. The desk study shall establish a ‘conceptual model’ of the site and identify all plausible pollutant linkages. Furthermore, the assessment shall set objectives for intrusive site investigation works/ Quantitative Risk Assessment (or state if none required). Two full copies of the desk study and a non-technical summary shall be submitted to the LPA.

 

A site investigation shall be carried out to fully and effectively characterise the nature and extent of any land contamination and/or pollution of controlled waters. It shall specifically include a risk assessment that adopts the Source-Pathway-Receptor principle and takes into account the sites existing status and proposed new use. Two full copies of the site investigation and findings shall be forwarded to the LPA.

 

Reason: To ensure potential risks arising from previous site uses have been fully assessed and to accord with Boston Borough Local Plan 1999 Policy G1.

 

8          Where the risk assessment (see preceding condition) identifies any unacceptable risk or risks, a detailed remediation strategy to deal with land contamination and/or pollution of controlled waters affecting the site shall be submitted and approved by the LPA. No works, other than investigative works, shall be carried out on the site prior to receipt of written approval of the remediation strategy by the LPA.

 

Reason:  To ensure the proposed remediation plan is appropriate and to accord with Boston Borough Local Plan 1999 Policy G1.

 

9           Remediation of the site shall be carried out in accordance with the approved remediation strategy (see preceding condition). No deviation shall be made from this scheme without the express written agreement of the LPA.

 

            Reason: To ensure site remediation is carried out to the agreed protocol and to    accord with Boston Borough Local Plan 1999 Policy G1.

 

10          On completion of remediation, two copies of a closure report shall be submitted to the LPA. The report shall provide validation and certification that the required works regarding contamination have been carried out in accordance with the approved Method Statement(s). Post remediation sampling and monitoring results shall be included in the closure report.

 

           Reason: To provide verification that the required remediation has been  

            carried out to the required standards and to accord with Boston Borough Local Plan 1999 Policy G1

 

11  If, during development, contamination not previously considered is identified, then the LPA shall be notified immediately and no further work shall be carried out until a method statement detailing a scheme for dealing with the suspect contamination has been submitted to and agreed in writing with the LPA.

 

          Reason: To ensure all contamination within the site is dealt with and to accord with Boston Borough Local Plan 1999 Policy G1.

 

12    No development shall take place above ground 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 Boston Borough Local Plan 1999 Policies G1 and H3

 

13      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 Boston Borough Local Plan 1999 Policy G1

 

14      Notwithstanding the requirements of condition 2 above and the fencing details shown on plan ref GRI/plph4/LFP before any development takes above ground level, a fencing scheme along the boundary between application site and the 67 Mathew Flinders Way shall be submitted to and approved in writing by the Local Planning Authority. The works shall be carried out as approved before occupation of any dwelling on this site.

 

Reason: In the interests of residential amenity and to accord with the objectives of Boston Borough Local Plan 1999 Policy G1.

 

15      Prior to the commencement of the development above slab level, 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, including site sections shall be submitted to and approved in writing by the Local Planning Authority. The development shall be built in accordance with the approved scheme before the dwellings on plots 23-26 are first occupied. The details shall also include the means to ensure that surface water from this raised land does not cause flooding onto neighbouring land.

 

          Reason: In the interests of residential amenity and to avoid third party flooding. This condition accords with the objetictives of Boston Borough Local Plan 1999 Policy G3.

 

In determining this application the authoirty has taken account of the guidance in paragraph 38 of the National Planning Policy framework (2108) in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the Borough.

 

 

        IT IS RECORDED THAT THIS MEETING ADJOURNED AT THIS POINT IN THE PROCEDINGS AND RECONVENED AT 2PM