Agenda item

Proposal: Full Planning Application for the erection of 111 dwellings including affordable housing provision, open space including access to the river, soft and hard landscaping including tree lined streets, car and cycle parking including EV charging provision, and vehicular link with the adjacent Vistry site.

Location: Land to the north of Uffington Road, Stamford  

Recommendation: To authorise the Assistant Director of Planning & Growth to GRANT planning permission, subject to completion of a planning obligation and subject to conditions outlined in the report.

Proposal: Full Planning Application for the erection of 111 dwellings including affordable housing provision, open space including access to the river, soft and hard landscaping including tree lined streets, car and cycle parking including EV charging provision, and vehicular link with the adjacent Vistry site.

Location: Land to the north of Uffington Road, Stamford  

Recommendation: To authorise the Assistant Director of Planning & Growth to GRANT planning permission, subject to completion of a planning obligation and subject to conditions outlined in the report.

 

Noting comments in the public speaking session by:

 

Agent                       Rosanna Metcalfe (Associate Director, Strutt & Parker)

 

Together with:

 

·       Provisions within SKDC Local Plan 2011-2036, National Planning Policy Framework (NPPF) and Stamford Neighbourhood Plan.

·       Comments received from Stamford Town Council.

·       Comments received from Stamford Civic Society.

·       Comments received from Environmental Protection Services (SKDC).

·       Comments received from LCC(as Local Highway Authority and Lead Local Flood Authority).

·       Comments received from Anglian Water.

·       Comments received from Fire Authority.

·       Comments received from Historic England.

·       Comments received from LCC Minerals and Waste.

·       Comments received from LCC Education.

·       No comments received from Lincolnshire Police.

·       Comments received from Environment Agency.

·       Comments received from NHS England.

·       Comments received from Heritage Lincolnshire.

·       Comments received from Conservation Officer.

·       No comments received from The Gardens Trust.

·       No comments received from Cadent Gas.

·       Final comments received from Lincolnshire County Council (as Local Highway Authority).

 

During questions to Public Speakers, Members commented on:

 

·       Whether the footpath/cycle path across the two sites would include lighting?

·       Whether there was a proposed access to Ryhall Road. 

 

The Development Management & Enforcement Manager advised that a link to Ryhall Road would involve third party land and therefore could not be delivered by this scheme.

 

·       Members queried how the site could be accessed and the length of time for a construction period.

 

It was noted the access junction to the site was the same access to the Aldi development.

 

The agent for the application highlighted that a construction management plan would be submitted following approval. There were 2 access points to the site and the construction timespan would be 5-6 years.

 

·       Whether any consideration had been given to properties closest to the Aldi development in terms of noise mitigations.

 

An acoustic fence had been proposed in order to mitigate noise from the nearby the Aldi development.

 

During questions to Officers, Members commented on:

 

·       Whether comments from Lincolnshire County Council on a crossing could be conditioned.

 

The Development Management & Enforcement Manager clarified that Lincolnshire County Council had specified their request for a puffin crossing. The additional condition recommended by the late items paper would require submission of details and consideration of technical matters and traffic flow impacts in consultation with Lincolnshire County Council.

 

·       Whether any Section 106 agreement funds had been secured for Education.

 

·       One Member requested further clarification on section 9.9 of the report which stated that the application proposals would accord with the adopted Development Plan, including the Stamford Neighbourhood Plan, when taken as a whole. There were no material considerations that indicate that planning permission should not be granted; although appropriate conditions and obligations are recommended.

 

Lincolnshire County Council (Education) were satisfied with current provision and had sufficient capacity in existing schools to accommodate this site.

 

There were policies within the Local Plan to encourage Brownfield Development. Whilst there was a conflict with the affordable housing policy, the Local Plan was silent regarding Vacant Building Credit, which is allowed by national policy. Taking this into account, the proposed development was considered to accord with the Development Plan, when taken as a whole.  

 

 

·       Concern was raised on the condition relating to a crossing and whether this should include a ‘minimum standard of improvement’.

 

An informative note would be included on the decision notice to advise the developer that they must first consider the possibility of a Puffin crossing. A puffin crossing was the Committee’s preferred option.

 

Following a query, it was confirmed that extensive discussion had taken place as Design Pad for this application.

 

·       Whether infrastructure connections allowed connectivity to the town.

 

The layout accorded with masterplan and provided connections to the Vistry development and the existing network on Uffington Road.

 

·       Members discussed the north of the site, where surface water within open space was common. Queries were raised on drainage and biodiversity impacts. This land could be utilised for employment land and a possible circular route.

 

The Development Management & Enforcement Manager noted the layout facilitated connections to the land to the north. The Council or Applicant’s had no further control over what would happen with the site in the north.

 

·       Whether a condition on ecology could be considered in relation to loss of habitats for bats roasting and badgers.

 

Condition 7 secured an Ecological Impact Assessment to be submitted.

 

·       Whether affordable homes within the scheme were clustered together on site or dotted around individually.

 

There were 13 affordable homes clustered together on the site, which was deemed acceptable. The affordable homes were placed closest to the Aldi development.

 

·       Clarification was sought around the height of the acoustic fencing and how this would relate to the height of the houses.

 

The acoustic fencing would be used to mitigate noise and would be 4 metres in height.

 

·       Whether the travel plan could be maintained, and changes be made following Lincolnshire County Council requesting funding.

 

The travel place would be reviewed and could be updated on an annual basis.

 

·       Concern was raised on the Section 106 request for the NHS, the nearest doctor’s surgery was 9 miles away in Castle Bytham, which seemed too far away.

 

One Member noted that the site could also utilise NHS facilities in Stamford. The NHS were responsible for submitting a request for a contribution to accommodate a new site, if they felt the provision and need was required. A S106 request had been submitted for £73,260 towards Lakeside Healthcare and Glenside Country Practice.

 

It was proposed, seconded and AGREED to authorise the Assistant Director of Planning and Growth to GRANT planning permission, subject to completion of a planning obligation and subject to conditions outlined in the report:

 

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:

 

• Location Plan drawing no. BW251EC-OP4-PL-01 Rev C
• Development Layout drawing no. BW251EC-OP12-PL-02 Rev E
• Detailed Layout BW251EC-OP12-PL-03 Rev C
• House type drawing nos. BW251EC-HA-MNLa-01 Rev B Manciple – MNLa, BW251EC-HA-TIa-01 Rev B Tillman – Tia, BW251EC-HT-AKa-01 Rev B Arkwright – Aka, BW251EC-HT-BXa-01 Rev B Baxter – Bxa, BW251EC-HT-CHa-01 Rev B Chandler – Cha, BW251EC-HT-CHb-02 Rev C Chandler – CHb, BW251EC-HT-JOa-01 Rev C Joiner – Joa, BW251EC-HT-JOa-02 Rev C Joiner – Job, BW251EC-HT-MAa-01 Rev B Mason – Maa, BW251EC-HT-MAb-02 RevC Mason – Mab, BW251EC-HT-MIa-01 Rev B Milliner – Mia, BW251EC-HT-SCa-01 Rev B Scriviner – Sca, BW251EC-HT-TAa-01 Rev B Tailor – Taa, BW251EC-HT-TAb-02 Rev B Tailor – Tab, BW251EC-HT-THa-01 Rev B Thespian – Tha, BW251EC-HT-THb-02 Rev B Thespian – THb, BW251-AP-POL-01 Rev B Floor Plans, BW251-AP-POL-02 Rev B Elevations, BW251EC-GR-01 Rev B Garages

 

Unless otherwise required by another condition of this permission.

 

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

 

          Pre-Commencement

 

                               Archaeology

 

3        Before the development hereby permitted is commenced, the archaeological investigations must have been completed in accordance with the submitted RPS Group WSI (ref: JAC27693 v2).

         

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 the NPPF (section 16).

 

Demolition and Construction Management Plan

 

4                   The development hereby approved shall be undertaken in accordance with a Demolition and Construction Management Plan and Method Statement which shall first be approved in writing by the Local Planning Authority. The Plan and Statement shall indicate measures to mitigate against the impacts of traffic movement and the drainage of the site during the construction stage of the proposed development and shall include;

 

i)      the phasing of the development to include access construction;

ii)      the parking of vehicles of site operatives and visitors;

iii)    the loading and unloading of plant and materials;

iv)   the storage of plant and materials used in constructing the development;

v)     wheel washing facilities;

vi)   a strategy stating how surface water run off on and from the development will be managed

vii)  method statement for how demolition and removal works for the concrete base pad and buried infrastructure will be undertaken

 

Reason: In the interests of the safety and free passage of those using the neighbouring highways and 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 in accordance with Policies EN4 and DE1 of the South Kesteven Local Plan

 

Surface Water drainage

 

5        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 an assessment of the hydrological and hydrogeological context of the development;

-      provide flood exceedance routing for storm event greater than 1 in 100 year;

-      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;

-      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, or upstream of, the permitted development and to be in accordance with Policy EN5 of the South Kesteven Local Plan.

 

During Building Works

 

                               Materials

 

6        Notwithstanding the submitted details, before any of the works on the external elevations of the dwellings in each phase are begun, details of the materials to be used in the construction of the external surfaces for the dwellings in that phase shall have been submitted to and approved in writing by the Local Planning Authority. Details must include:

 

- Facing brickwork, stonework and/or any render to be used;

- Roof tiles;

- Porches;

- Chimneys;

- Finish of verges and eaves;

- Header and cill detail.

 

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

 

Hard Landscaping

 

7        Before any development above dpc is commenced, details of hard 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.       other vehicle and pedestrian access and circulation areas;

v.        hard surfacing materials;

vi.       minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc.). 

vii.      timetable for implementation.

 

The works must be completed in accordance with the approved timetable for implementation.

 

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.

 

Soft Landscaping

 

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

 

i.         planting plans;

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

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

iv.       timetable for implementation.

 

The works must be completed in accordance with the approved timetable for implementation.

 

Reason: Soft 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.

 

Ecological Appraisal

 

9        The development must be carried out in accordance with the mitigation and enhancement recommendations in the SES Ecological Impact Assessment (Sept 2024).

 

          Reason: To provide ecological enhancement and comply with Policy EN2 Adopted South Kesteven Local Plan and Section 15 of the NPPF

 

Tree protection

 

10       During works on site, 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, with all works to be in accordance with the recommendations of Trees and construction, Implications Assessment and Method Statement, Cotswold Wildlife Surveys, April 2021.

 

Reason: To prevent unnecessary damage to existing trees and in accordance with Policies EN2 and OS1 of the adopted South Kesteven Local Plan.

 

Accessible and Adaptable

 

11       Before any development above dpc 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.

 

Before the Development is Occupied

 

          Noise mitigation

 

12       The development hereby permitted shall not be occupied or brought into use until mitigation measures identified within the noise report (acoustic fencing to certain boundaries) (LF Acoustics, Sept 2024) have been implemented. These mitigation measures shall be retained in perpetuity.  

 

          Reason: To mitigate any noise impact to dwellings resulting from neighbouring land uses and to comply with Policy EN4 of the South Kesteven Local Plan.

 

          Verification report

 

13       The development hereby permitted shall not be occupied or brought into use until a verification report has been submitted to and approved in writing by the Local Planning Authority. The report shall be submitted by the agreed competent person and identify that approved remedial works have been implemented. The report shall include, unless agreed in writing:

 

(a)      A complete record of remediation activities, and data collected as identified in the remediation scheme (Additional Contamination Assessment & Remedial Strategy (ref: BRD3988-0R3-B, dated April 2024) by BRD Environmental), to support compliance with agreed remediation objectives;

(b)      As built drawings of the implemented scheme;

(c)      Photographs of the remediation works in progress; and

(d)      Certificates demonstrating that imported and/or material left in situ is free from contamination.

Thereafter the scheme shall be monitored and maintained in accordance with the approved remediation scheme.

 

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of the future residents and users of the development; and in accordance with Policy EN4 of the adopted South Kesteven Local Plan.

 

          Energy efficiency

 

14       Prior to occupation of each dwelling, works shall be undertaken to conform with the recommendations of the Sustainability Statement (JSP Sustainability, Sept 2024).

 

Reason: To ensure the scheme is energy efficient and in accordance with Policy SB1 of the South Kesteven Local Plan.

 

Estate Roads

 

15       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.

 

16       The permitted development shall be undertaken in accordance with an Estate Road Phasing and Completion Plan, which shall first be approved in writing by the Local Planning Authority. The Plan shall set out how the construction of the development will be phased and standards to which the estate roads on each phase will be completed during the construction period of the development.

 

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.

 

Ongoing Conditions

 

17       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, EN2 and OS1 of the adopted South Kesteven Local Plan.

 

18       The approved Travel Plan (19113/GTP (B)) must be implemented and adhered to in accordance with the timetable contained in the plan.

 

Reason: In order that the local planning authority conforms to the requirements of the National Planning Policy Framework, a Travel Plan has been conditioned to ensure that access to the site is sustainable and reduces dependency on the car.

 

19 No part of the development hereby permitted shall be occupied until such time as a new or improved pedestrian crossing linking the footway at the site access with bridleway (Stamford BW1) has been completed, with details having first been submitted and approved in writing by the Local Planning Authority.

 

Reason: To ensure the provision of safe and adequate measures of access to the  permitted development and to accord with Policies DE1 and ID2 of the South Kesteven Local Plan.

 

Informative: Details required by condition 19 must first consider the potential for a Puffin crossing, as requested by Lincolnshire County Council (as Local Highway Authority). Only in the event that such a crossing is evidenced as not technically deliverable or viable should other options be considered.