Agenda item

Application S21/0415

Proposal:

Erection of 16 affordable dwellings and associated infrastructure.

 

Location:

 

Recommendation:

Land to the North of Doddington Lane, Claypole 

 

That the application is approved conditionally, subject to completion of a S106 Agreement

 

Minutes:

Proposal:                  Erection of 16 affordable dwellings and associated infrastructure.

 

Location:                  Land to the North of Doddington Lane, Claypole          

 

Decision:                  To approve the application conditionally and subject to a S106 Agreement

 

Noting comments made during the public speaking session by:

 

District Councillor                Paul Wood

Parish Council                      John Freeman

Against:                                 Dean Revill                                      

Applicant:                              Robert Jays              

                                               

Together with:

 

·         Claypole defined as a smaller village in Local Plan

·         Principle of rural exception scheme on edge of settlement in accordance with policy SP4

·         Scheme would deliver 16 affordable dwellings including 4 bungalows

·         Evidence of need demonstrated through local housing needs survey (2019), council housing register, SHMA and support from SKDC affordable housing officer

·         Design of scheme improved through pre-app and Design PAD process

·         Some impact on rural character of area and Doddington Lane

·         Hedgerows to be retained and enhanced

·         Some impact on neighbouring properties through access

·         Good separation distances to neighbouring properties

·         Drainage strategy acceptable, detail secured by condition 4

·         Sustainable building requirements secured by condition 3

·         Off-site highway improvement works – detail of any lighting secured by condition 10

·         Landscaping detail and management secured through conditions 11, 13 and 15

·         Adequate parking and provision of cycle storage

During debate members made the following comments:

·         Concerns were raised regarding the location of the development. It was noted that Claypole had not been included in the Local Plan for any development and questioned whether there were other sites had been identified as more suitable.

·         Officers were asked to ensure that the local need of residents would be prioritised. Discussion took place regarding potential issues of social integration into the village.

·         It was noted that the Parish Council had not supported the application.

·         Members requested clarification around whether the application complied with all the conditions set out in the SP4.

 

Officers confirmed that due to the nature of the application as a rural exception scheme criterion a (need for substantial community support) of Policy SP4 was not necessary and that the NPPF para 78 was also relevant to this application. It was advised to Members that in the Officers’ opinion the most relevant spatial policy was SP4 and not SP3 or SP5.

 

·         Concerns were raised regarding the Housing Survey and whether the results of this were reliable due to a low response rate from Claypole residents.

 

·         Concerns were raised regarding the educational capacity of the local school due to a potential increase in village population as a result of the development.

 

It was noted that confirmation had been received from Lincolnshire County Council that there would be no issues regarding educational capacity.

 

·         A concern was raised regarding the status of the application and whether it should be deemed a major development.

 

Officers clarified that the application would be termed as an ‘edge of settlement’ application for a major development, consisting of 10 dwellings or more.

 

·         Members debated the differences between the local needs of Claypole in relation to the Local Plan, against the District wide needs of the Affordable Housing Strategy.

 

It was confirmed that the definition of a Rural Exception Site was in accordance with the Local Plan and that the S106 agreement criteria would include having a connection to Claypole.

 

It was proposed, seconded, and AGREED that the application be approved for the summary of reasons set out in the case officer’s report together with the following conditions:

 

Time Limit for Commencement

 

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

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended).

 

 

Approved Plans

 

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

 

i.      Location Plan drawing no. 31468 492 101 Rev A

ii.    Proposed Site Plan drawing no. 31468 492 102 Rev M

iii.   House types A and D Plans and Elevations drawing no. 31468 492 208 Rev A

iv.   House type B Plans and Elevations drawing no. 31468 492 202 Rev E

v.    House type C Plans and Elevations drawing no. 31468 492 207 Rev C

vi.   House type D and E Plans and Elevations drawing no. 31468 492 206 Rev F

vii.  House type F Plans and Elevations drawing no. 31468 492 209

viii.Proposed Landscaping and Boundary Plan drawing no. 31468 492 103 Rev D

ix.   Off-site highway works plan drawing no. DR0251

Unless otherwise required by another condition of this permission.

Reason: To define the permission and for the avoidance of doubt.

 

Before the Development is Commenced

 

3             No development shall take place until details demonstrating how the proposed dwellings would comply with the requirements of Local Plan Policy SB1 has been submitted and approved by the Local Planning Authority. The scheme shall include details of how carbon dioxide emissions would be minimised through the design and construction of the buildings; details of water efficiency and the provision of electric car charging points.

The approved sustainable building measures shall be completed in full, in accordance with the agreed scheme, prior to the first occupation of the dwellings hereby permitted.

 

Reason: To ensure the dwellings are constructed to a standard that mitigates against climate change as required by Local Plan Policy SB1.

4             Before the development hereby permitted is commenced, a scheme for the treatment of surface and foul water drainage shall have been submitted to and approved in writing by the Local Planning Authority. The drainage details must:

 

·         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 5 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 other arrangements for adoption by any public body of Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

Reason: To ensure the provision of satisfactory surface and foul water drainage is provided in accordance with Local Plan Policy EN5.

 

5             Before the development hereby permitted is commenced, a written scheme of archaeological investigation shall have been submitted to and approved in writing by the Local Planning Authority. The archaeological investigations shall also have been completed in accordance with the approved details and a report submitted to the Local Planning Authority for approval before development commences.

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN6 of the adopted South Kesteven Local Plan and Paragraph 199 of the NPPF.

 

6             No development shall take place until a Construction Management Plan and Method Statement has been submitted to and approved in writing by the Local Planning Authority which shall indicate measures to mitigate against traffic generation and drainage of the site during the construction stage of the proposed development.

 

The Construction Management Plan and Method Statement shall include:

 

·         phasing of the development to include access construction;

·         the parking of vehicles of site operatives and visitors;

·         loading and unloading of plant and materials;

·         storage of plant and materials used in constructing the development;

·         wheel washing facilities;

·         the routes of construction traffic to and from the site including any off site routes for the disposal of excavated material and;

·         strategy stating how surface water run off on and from the development will be managed during construction and protection measures for any sustainable drainage features. This should include drawing(s) showing how the drainage systems (permanent or temporary) connect to an outfall (temporary or permanent) during construction.

The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.

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 during construction and to ensure that suitable traffic routes are agreed.

 

7             Before the development hereby permitted is commenced, all existing trees shown on the approved plan to be retained shall have been fenced off to the limit of their branch spread in accordance with BS 5837. No works including:

 

i.      removal of earth,

ii.    storage of materials,

iii.   vehicular movements or

iv.   siting of temporary buildings

shall be permitted within these protected areas. 

Reason: To prevent unnecessary damage to existing trees and in accordance with Local Plan Policy DE1.

 

8             Before any development is commenced, a scheme for biodiversity mitigation and enhancement must have been submitted to and agreed in writing by the local planning authority. The scheme shall be based upon any recommendations from the CBE Consulting Extended Phase 1 Habitat Survey report ref: P2099 / 0221 – 01.

The scheme shall include a plan identifying the location of any mitigation and enhancement measures, along with a detailed schedule for each of the measures proposed. The required biodiversity mitigation and enhancement measures shall be completed in full, in accordance with the agreed scheme, prior to the first occupation of any dwelling.

Reason: This condition is necessary in order to ensure that the proposal does not have an unacceptable impact on biodiversity and protected species.

 

9             Before the development hereby permitted is commenced, details demonstrating that at least 10% of the dwellings would be constructed as “Accessible and Adaptable” in line with the standard set-out in Part M4(2) of the Building Regulations must be submitted to and approved in writing by the Local Planning Authority.

The development must be carried out in accordance with the approved details.

 

Reason: To ensure the development meets the needs of all potential future occupiers in accordance with Local Plan Policy DE1.

 

10          Before the development hereby permitted is commenced, full engineering, drainage, street lighting and construction details of all pedestrian and cycleways within the site and for the approved off-site improvement works must be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details.

Reason: In the interest of highway safety; to ensure a satisfactory appearance to the highway’s infrastructure serving the development; and to safeguard the visual amenities of the locality and users of the highway.

 

During Building Works

 

11          Before any development above dpc, details of hard and soft landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

 

i.      proposed finished levels and contours;

ii.    means of enclosure;

iii.   car parking layouts;

iv.   cycle storage details;

v.    refuse collection points;

vi.   hard surfacing materials;

vii.  planting plans;

viii.  written specifications (including cultivation and other operations associated with plant and grass establishment);

ix.   schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate.

Reason: Hard and soft landscaping makes an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Before the Development is Occupied

 

12          Before any part of the development hereby permitted is occupied, the dwellings must have been completed in accordance with the approved materials details on the approved plans and elevations drawings listed in condition 2.

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

13          Before any part of the development hereby permitted is occupied, all hard landscape works shall have been carried out in accordance with the hard landscaping details approved pursuant to condition 11.

Reason: Hard landscaping makes an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

14          Before any part of the development hereby permitted is occupied, the works to provide the surface and foul water drainage shall have been completed in accordance with the approved details.

 

Reason: To ensure the provision of satisfactory surface and foul water drainage is provided in accordance with Local Plan Policy EN5.

 

15          Before the end of the first planting/seeding season following the occupation of any part of the development hereby permitted, all soft landscape works shall have been carried out in accordance with the soft landscaping details approved pursuant to condition 11.

 

Reason: Landscaping makes an important contribution to the development and its assimilation with its surroundings and in accordance with Local Plan Policy DE1.

 

Before any part of the development hereby permitted is occupied, a landscape management plan shall have been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

 

i.      long term design objectives,

ii.    management responsibilities and

iii.   maintenance schedules for all landscape areas, other than privately owned, domestic gardens.

Reason: Landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Local Plan Policy DE1.

 

16          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.

 

17          Before any dwelling is occupied, the off-site highway improvement works as shown on approved plan drawing no. DR0251 and as approved by condition 10 must be completed.

 

Reason: In the interest of highway safety; to ensure a satisfactory appearance to the highway’s infrastructure serving the development; improve pedestrian connectivity and to safeguard the visual amenities of the locality and users of the highway.

Ongoing Conditions

 

18          Within a period of five years from the first occupation of the final dwelling/unit of the development hereby permitted, any trees or plants provided as part of the approved soft landscaping scheme, that die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced in the first planting season following any such loss with a specimen of the same size and species as was approved in condition above unless otherwise agreed by the Local Planning Authority.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

 

19          For a period of not less than 5 years following the first occupation of the final dwelling hereby permitted, the approved Landscape Management Plan shall be adhered to in full unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: Landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

Councillors Robert Reid and Nick Robins left the meeting at this stage of the proceedings.

Supporting documents: