Agenda item

85 dwellings with associated infrastructure including new estate roads, public open space and attenuation ponds   

 

Land adjacent and to the south of Hawthorn Tree School on the east side of Toot Lane, Boston, PE21 0PT

 

Applicant: Lealand Homes Ltd & Gleeson Regeneration Ltd

85 dwellings with associated infrastructure including new estate roads, public open space and attenuation ponds    

 

Land adjacent and to the south of Hawthorn Tree School on the east side of Toot Lane, Boston, PE21 0PT

 

Applicant: Lealand Homes Ltd & Gleeson Regeneration Ltd

 

The Senior Planning Officer presented the report and updated Members regarding the Unilateral Undertaking (UU), which was currently being assessed by legal officers, and would include the management of the public open space as well as the proposed payment of a commuted sum in lieu of on-site provision of affordable housing.  The UU was subject to further discussions and, when finalised, could mean that conditions 9 and 10 would not be needed, with Officers requesting a resolution that allowed this to be determined by Officers under Delegated Authority before the decision would be issued

 

Mrs H Randerson, Planning Manager for Gleeson Regeneration Ltd, addressed the Committee in support of the application and, in summary, made the following points.  The company, which specialised in low-cost housing, with 65 sites across the north, set prices carefully to ensure they were affordable, with help-to-buy schemes reducing the cost to a level below local rents and had a policy of not selling to landlords.  The company was investing £7.2m in the scheme, with a significant amount for employment.  This was a community housing scheme, committed to employing local people, with apprenticeship schemes, junior sports sponsorship, free-of-charge alterations for people with disabilities and “Your Watch” neighbourhood watch schemes.  Mrs Randerson added thanks to the Planning Officers for their professionalism.

 

It was proposed by Councillor Michael Cooper and seconded by Councillor Alison Austin that planning permission be granted as recommended by the Planning Officers, subject to the completion of the section 106 agreement and conditions.

 

Vote: 9 for, 1 against

 

RESOLVED That planning permission be GRANTED subject to the completion of the legal agreement (under S106) relating to the provision of affordable housing, as detailed in the report, and the following conditions recommended by the Planning Officers, with the exception that conditions 9 & 10 may be removed if the matters relating to the public open space are included within the aforementioned legal agreement and thus would not be required: 

 

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 51 of the Planning and Compulsory Purchase Act 2004.

 

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

 

§   Site location plan ref 3040-0-000

§   Proposed site layout ref 3040-0-001 U

§   Toot Lane section 38 Layout ref 02.01 rev B

§   Section 38 contour layout ref 02.02 rev A

§   Section 104 Layout ref 03 rev B

§   Typical highway construction details – sheet 1 of 2 ref 04.01 rev A

§   Typical highway construction details –sheet 2 of 2 ref 04.02

§   Longitudinal sections sheet 1 of 3 ref 06.01 rev A

§   S15 flow control manhole ref 12.02

§   Attenuation basin layout and location plan ref 14.01 rev A

§   Attenuation basin – section and details – sheet 1 of 2 ref 14.02 rev A

§   Attenuation  basin- sections and details –sheet 2 of 2 ref 14.03 rev A

§   Typical swale layout – sections and details – ref 14.04 rev B

§   Swale location layout ref 14.05 rev A

§   Swale and outlet layout ref 14.06 rev A

§   Surfacing layout ref 15

§   Kerbing layout ref 16

§   Vehicle tracking ref 18

§   Drainage feasibility layout ref SK02 rev C

§   Type 201 – elevations (urban 13) ref 13/201-02 rev D

§   201 dwelling type ref 201/1F

§   Type 202 – elevations (urban 13) ref 13/202-02 rev E

§   202 dwelling type ref 202/1F

§   Type 212 elevations (urban 13) ref 13/212-02 rev A

§   212 dwelling type ref 212/1-

§   Type 301 – elevations (urban) ref 13/301-02 rev E

§   301 dwelling type ref 301/1G

§   Type 303 elevations (urban) ref 13/303 -02 rev E

§   303 dwelling type ref 303/1E

§   Type 304 elevations (urban 13) ref 13/304-02 rev F

§   304 dwelling type ref 304/1E

§   Type 307 elevations (urban 13) ref 13/307 -02 rev E

§   307 dwelling type  ref 307/1B

§   Type 309 elevations (urban 13) ref 13/309 -02 rev C

§   309 dwelling type ref 309/1E

§   Type 310 elevations (urban 13) ref 13/310-02 rev C

§   310 dwelling type ref 310/1D

§   313 dwelling type ref 313/1-

§   314 dwelling type ref 314/1-

§   Type 401 elevations (urban 13) ref 13/401 -02 rev C

§   401 dwelling type  ref 401/1G

§   Type 403 elevations (urban 13) ref 13/403-02 rev B

§   403 dwelling type ref 403/1G

§   Detailed landscape proposals (1 of 2) ref 2882/1

§   Detailed landscape proposals (2 of 2)

§   Materials schedule (as amended) revision 2

§   Boundary treatments – 1800mm high timber fence ref SD-100 rev E

§   Boundary details –post and wire fence ref SD 103 rev B

§   Detached garage details- single- ref SD 700  rev A

§   Detached garage details –double- ref SD 701 rev A

§   Garage threshold/crushed aggregate drive details  ref SD712 rev G

§   Play equipment details ref PL4782/6815/1 - indicative

 

Reason:  To ensure the development is undertaken in accordance with the approved details and to accord with policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

3          All landscape works shown on plans ref 2882/1 rev B and 2882/2 rev B 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 design quality and to ensure that the approved scheme is implemented satisfactorily in accordance with policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

4          Before each dwelling is occupied, the roads and 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 Public Highway, 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 that a safe and suitable standard of vehicular and pedestrian access is provided for residents throughout the construction period of the development and that the roads and footways are completed within a reasonable period following completion of the dwellings. This condition accords with the objectives of policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036)

 

5          No dwelling shall be commenced before the first 50 metres of estate road from its junction with the public highway, including visibility splays, as illustrated on drawing number 102.001 02.01 Rev. B dated 09.03.19, have been completed.

 

Reason: To ensure construction and delivery vehicles, and the vehicles of site personnel may be parked and/or unloaded off the existing highway, in the interests of highway safety and the amenity of neighbouring residents. This condition accords with the objectives of policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

6          Before any dwelling is occupied, 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 to, and approved in writing by, the Local Planning Authority.

 

Reason: In the interests of safety, to avoid the creation of pedestrian trip hazards within the public highway from surfacing materials, manholes and gullies that may otherwise remain for an extended period at dissimilar, interim construction levels. This condition accords with the objectives of policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

7          The permitted development shall be undertaken in accordance with a surface water drainage scheme which shall first have been approved in writing by the Local Planning Authority.

 

The scheme shall:

 

§    be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development.

 

§    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;

 

§    provide attenuation details and discharge rates which shall be restricted to 1.4 litres per second;

 

§    provide details of the timetable for and any phasing of implementation for the drainage scheme; and

 

§    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.

 

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 the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, the permitted development. This condition accords with the objectives of policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

8          The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment (FRA) January 2019 /102/001/FRA_v1.3 / Walker Ingram Associates and the following mitigation measures detailed within the FRA:

 

§   Finished floor levels to be set no lower than 1m above existing ground levels

§   Flood resilience and resistance measures to be incorporated into the proposed development as stated, where finished floor levels are less than 1.3m above existing ground levels

 

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. This condition accords with the objectives of policy 4 of the South East Lincolnshire Local Plan (2011-2036).

 

9          The proposed areas of equipped public open space as shown on plan Proposed site layout REF 3040-0-001 U shall be laid out and equipped, in a manner to be submitted to and agreed in writing by the Local Planning Authority and shall be made available for use in accordance with timescales which shall be agreed in writing with the Local Planning Authority before occupation of any dwelling.

 

Reason: To provide a satisfactory level of publicly available amenity open space within the development and to accord with the objectives of Policy 32 of the South East Lincolnshire Local Plan (2011-2036).

 

10       A landscape management plan including management responsibilities and maintenance schedules of the public open space and equipment shall be submitted to the Local Planning Authority before the occupation of any dwelling. The management plan shall be carried out as approved.

 

Reason: To ensure the long term maintenance of the public open space in the interests of the amenity of residents and to accord with the objectives of Policy 32 of the South East Lincolnshire Local Plan (2011-2036).

 

11       Before occupation of any of the dwellings hereby approved, the shared private drives shall be provided with lighting in accordance with details, including the maintenance of the lighting, which shall be submitted to and agreed in writing by the Local Planning Authority.

 

Reason: To provide adequate lighting, in the interest of crime prevention and community safety. This condition accords with the objectives of policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

12       The development hereby permitted shall be undertaken in accordance with the mitigation measures and recommendations of the ecology report (SLR Version 3 dated November 2018). Notwithstanding this, no development shall commence on site above slab level until details of measures to enhance the biodiversity of the site as a consequence of the development, together with a timescale for implementation have been submitted to and approved by the local planning authority. The works thereafter shall proceed in accordance with the approved details and any agreed enhancement measures shall be delivered in full prior to the occupation of the penultimate dwelling on site.

 

           Reason: In the interests of realising a biodiversity enhancement of the site in accordance with the objectives of policy 28 of the South East Lincolnshire Local Plan (2011-2036).

 

13       No development shall commence on site above slab level until details  relating to the provision of fire hydrant(s) have been submitted to and approved in writing by the Local Planning Authority. The fire hydrant(s) as may be approved by the Local Planning Authority shall be installed prior to the occupation of any dwelling on the permitted development.

 

Reason: In the interests of public safety and to accord with the objectives of policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

14       The development hereby approved shall be carried out in accordance with the approved Construction Management Plan (3094-0-000 received 3/10/19), in particular deliveries to the site shall not take place between 8.15 am to 9.15am and 3pm and 4pm.

 

Reason: In the interests of public safety and to accord with the objectives of policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

15       Prior to the commencment of development above slab level, final details of measures that aim to reduce pollution and promote renewable and low carbon energy (including measures such as facilities for EV car charging) and details relating to the timing of their implementation, shall be submitted to and approved in writing with the Local Planning Authority. The development shall be constructed in accordance with the approved measures.

 

Reason: To help reduce pollution and promote renewable and low carbon energy in new development schemes and to accord with Policies 2, 3 , 30 and 31 of the South east Lincolnshire Local Plan (2011-2036) and to accord with the intentions of the National Planning Policy Framework (2019).

 

16       The water consumption of each dwelling hereby permitted should not exceed the requirement of 110 litres per person per day (as set out as the optional requirement in Part G of the Building Regulations 2010 and the South East Lincolnshire Local Plan, 2019).

 

The person carrying out the work must inform the Building Control Body that this duty applies.

 

A notice confirming the requirement for the water consumption has been met shall be submitted to the Building Control Body and Local Planning Authority, no later than five days after the completion of each individual dwelling.

 

Reason: To protect the quality and quantity of water resources available to the district. This condition is imposed in accordance with Policy 31 of the South East Lincolnshire Local Plan (2011-2036).

 

17     The development hereby approved shall be carried out in accordance with the approved Archaeological Mitigation Strategy SLR ref 406.03044.00121 Version 1 dated August 2019.

 

Reason:  In order to ensure that satisfactory arrangements are made for the investigation, retrieval and recording of any possible archaeological remains on the site and to accord with the objectives of policy 29 of the South East Lincolnshire Local Plan (2011-2036).

 

18       No development shall commence on site above slab level until details of the proposed foul pumping station and the substation as identified on the approved layout plan ref 3040-0-001 U has been submitted to and approved in writing by the local planning authority. The works shall be carried out as approved.

 

            Reason: No details have been submitted, and to ensure the development is undertaken in accordance with the approved details and to accord with policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

In determining this application, the authority has taken account of the guidance in paragraph 38 of the National Planning Policy Framework 2018 in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the Borough