Agenda item

Application for determination:-

 

Engineering operation to construct balancing pond(s) and associated landscaping on land to the east of Hempsted Lane.

Councillor Morgan declared a personal and prejudicial interest in applications 16/01055/OUT and 13/01032/OUT, both on land east of Hempsted Lane, due to predetermination.  He left the meeting during the consideration of these applications.

 

The Principal Planning Officer presented the reports detailing the following applications on land east of Hempsted Lane:-

 

16/01055/FUL:- Engineering operation to construct balancing pond(s) and associated landscaping.

 

13/01032/OUT:- Outline application for residential development of site, open space including orchard, cycleways, footpaths and associated works. Means of access offered for approval (layout, scale, appearance and landscaping reserved for future consideration).

 

He referred Members to the late material which contained responses from the Highway Authority; the Council’s Landscape Architect; a further representation and an amended Officer recommendation in respect of application 16/1055/FUL together with an amended Officer recommendation in respect of application 13/01032/OUT.

 

Mr Thomas Ayers, on behalf of the applicant, addressed the Committee in support of the application.

 

Mr Ayers noted that the issues had been covered in the Officer’s report. He thanked the Council’s Planning, Drainage and Landscape Officers for their assistance.

 

He believed that the proposals represented a detailed and workable scheme for residential development which was supported by Officers.

 

He supported the Officer’s recommendation regarding the balancing ponds and Section 106 Agreement and he advised that the Charity would fund the clearance of ditches and on-going maintenance. He believed the scheme would add interest and variety to the site.

 

The Vice-Chair welcomed the proposals which would enhance amenity and address the maintenance costs. He approved the amendments to produce more gentle slopes and noted that the scheme would deliver 40 per cent affordable housing. He asked if there would be water permanently present in the balancing ponds.

 

The Principal Planning Officer advised that the ponds were designed to cope with run off from the development site and included a low flow channel and would not provide a permanent lake.

 

The Chair agreed with the Vice-Chair and believed that the proposals would encourage bio-diversity and protect downstream properties from flooding.

 

Councillor Toleman asked if the proposals would alleviate the waterlogged ground near the footpath from The Gallops to Hempsted Lane. He was advised that the proposals would formalise the drainage flow through the site and enhance the current drainage regime.

 

Councillor Hanman was advised that the location of the septic tank had not been specified but that the applicants had advised that it was in the area designated as public open space.

 

RESOLVED that:-

 

a)   Application 16/1055/FUL

 

That planning permission be granted subject to the following conditions:

 

Condition

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

 

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

 

Condition (updated)

The development shall be undertaken in accordance with the drawings (inasmuch as they relate to land within the application site) on the plans referenced;

 

FRA SK100 Rev. B Proposed Surface Water Attenuation Feature

FRA SK3 Rev. A – Illustrative Headwall Detail

received by the Local Planning Authority 23^rd February 2017,

 

and

 

LS-01 Rev. D – Detailed Landscape Proposals Sheet 1 of 2

LS-02 Rev. B – Landscape sections

received by the Local Planning Authority 23^rd March 2017,

 

except where otherwise required by conditions of this permission.

 

Reason

To ensure the works are carried out in accordance with the approved plans.

 

 

DESIGN/LANDSCAPING

 

Condition

Any associated above ground infrastructure (enclosures, fixtures, etc) shall be installed only in accordance with scaled drawings that have been submitted to and approved in writing by the Local Planning Authority.

 

Reason

In the interests of protecting the visual appearance of the area, in accordance with Policy SD5 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy Main Modifications Version 2017, Paragraph 58 of the National Planning Policy Framework and Policies BE.4 and BE.12 of the Second Deposit City of Gloucester Local Plan (2002).

 

 

(Landscaping condition deleted)

Condition

Notwithstanding that indicated on the submitted plans, soft landscaping shall be implemented only in accordance with a landscape scheme that has been submitted to and approved in writing by the Local Planning Authority. The submitted design shall include scaled drawings and a written specification clearly describing the species, sizes, densities and planting numbers. Drawings must include accurate details of all existing trees and hedgerows with their location, species, size, condition, any proposed tree surgery and an indication of which are to be retained and which are to be removed.

 

Reason

In order to protect the visual amenities of the area in accordance with Policy SD5 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy Main Modifications Version 2017, Paragraphs 17 and 58 of the National Planning Policy Framework and Policies BE.4 and BE.12 of the Second Deposit City of Gloucester Local Plan (2002).

 

 

ARCHAEOLOGY

 

Condition

No development or groundworks shall take place within the proposed development site until the applicant, or their agents or successors in title, has secured the implementation of a programme of historic environment work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The programme will provide for archaeological monitoring and recording (a ‘watching brief’) during ground works related to the development proposal, with the provision for appropriate archiving and public dissemination of the findings.

 

Reason

The proposed development site has potential to include significant elements of the historic environment. If present and revealed by development works, the Council requires that these elements will be recorded during development and their record made publicly available, in accordance with paragraph 141 of the National Planning Policy Framework, Policy SD9 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy Main Modifications Version 2017 and Policies BE.36, BE.37 & BE.38 of the Gloucester Local Plan (2002 Second Stage Deposit). This is necessary pre-commencement due to the potential impact from early phase works on significant assets.

 

 

DRAINAGE

 

Condition

Notwithstanding those details submitted with the application, the development hereby permitted shall not commence until precise details for the disposal of surface water (demonstrating sufficient capacity to accommodate specified surface water flows into it) have been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented.

 

Reason

To ensure that the development is provided with a satisfactory means of drainage, to reduce the risk of creating or exacerbating a flooding problem in accordance with Policy INF3 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy Main Modifications Version 2017, the NPPF and Policies FRP.1a and FRP.6 of the City of Gloucester Second Deposit Local Plan 2002. This is required pre-commencement given the influence of early-stage below ground arrangements on the whole development.

 

 

AMENITY

 

Condition

Construction work and the delivery of materials shall be limited to the hours of 0800 hours to 1800 hours Monday to Friday, 0800hours to 1300hours on Saturdays and no construction work or deliveries shall take place on Sundays or Bank Holidays.

 

Reason

To safeguard the amenities of the area in accordance with Policies FRP.9, FRP.10, FRP.11 and BE.21 of the 2002 City of Gloucester Second Deposit Local Plan, Policy SD15 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy Main Modifications Version 2017 and Paragraphs 17, 109, 120 and 123 of the NPPF.

 

 

HIGHWAYS

 

Condition (updated)

The access for construction traffic shall be from Hempsted Lane via the development of the adjacent field to the west of the application site in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority. This vehicular access shall be surfaced in a bound material with splayed sight lines provided from a point either side of the access 2.4 metres back from the carriageway edge to a point on the nearside carriageway edge 47 metres distant in each direction with the area in advance of the splay lines so defined cleared of all obstructions to visibility and thereafter similarly maintained. There shall be no other access to the site for construction traffic.

 

Reason

To provide for a suitable construction traffic access in the interests of highway safety in accordance with paragraph 32 of the National Planning Policy Framework and Policy INF1 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy Main Modifications Version 2017.

 

 

Condition

No development shall take place until a Construction Method Statement has been submitted to and approved in writing by the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall:

i. specify the type and number of vehicles;

ii. provide for the parking of vehicles of site operatives and visitors;

iii. provide for the loading and unloading of plant and materials;

iv. provide for the storage of plant and materials used in constructing the

development;

v. provide for wheel washing facilities;

vi. specify the intended hours of construction operations;

vii. specify measures to control the emission of dust and dirt during construction

viii. specify a vehicle routing strategy including Banksmen and hours of operation with regard to peak hours of the adjacent road network

 

Reason

To reduce the potential impact on the public highway and accommodate the efficient delivery of goods and supplies in accordance with the National Planning Policy Framework and Policy INF1 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy Main Modifications Version 2017.

 

b)   Application 13/01032/OUT

 

That planning permission be granted subject to the conditions listed in the Committee Report to the 2^nd December 2014 Planning Committee and completion of a legal agreement to secure the terms set out at paragraphs 6.134 – 6.142 of the Committee Report to the 2^nd December 2014 Planning Committee as well as submission, approval by the Local Planning Authority, and implementation of drainage infrastructure prior to any dwelling house being occupied if it takes place off site and any necessary commuted sums for the maintenance of additional infrastructure and landscaping associated with this development that would be situated on Council land, and to also delegate the incorporation of such additional provisions in the proposed planning obligation that may be deemed necessary.