Agenda item

Demolition of existing 2no. semi-detached houses and erection of 20 no. flats comprising 12 no. 1 bed and 8 no. 2 bed, associated parking and ancillary works.

It was RESOLVED: That the application 22/00437/FPM be GRANTED planning permission subject to the conditions and reasons set out in the report and the applicant having first entered into a S106 legal agreement.

 

The Committee considered a report in respect of application 22/00437/FPM seeking the demolition of the existing 2 semi-detached houses and the erection of 20 flats comprising of 12 one-bed and 8 two-bed, associated parking, and ancillary works.

 

The Senior Planning Officer informed Members that the application was previously determined by the Committee on 4^th October 2022 and was granted subject to the completion of a Section 106 agreement and a suitable drainage strategy. The land was owned by Stevenage Borough Council (SBC) who was requesting the change of tenure in relation to affordable housing provision. The existing application was to be policy compliant for affordable housing which was 25% of the dwellings, the new application requested to change this to 100%.

 

The Senior Planning Officer gave a presentation which included photos of the existing site, the houses that were to be demolished to make way for the block of 20 flats, as well as the previously developed March Hare site which gave an example of what the new block would look like. The garage block would form the car park for the development. She displayed photos of the traffic in the surrounding area and the access to the development which would be in Chertsey rise.

 

The Chair invited Ms J Wheeler, an objector, to address the Committee.

 

Ms Wheeler stated that a planning application was refused in 2001 due to the traffic issues in the area. There was congestion caused by refuse vehicles, which created more traffic caused by buses. The increase in vehicles due to this development would add to the congestion. Additionally she believed that families would be better in houses rather than flats.

 

The Chair thanked Ms J Wheeler for her contribution to the meeting.

 

The Chair then invited the Housing Development Representative to address the Committee.

 

The Housing Development Representative informed Members this application was only for a change in tenure, so SBC was successful in delivering affordable housing, which SBC wanted to increase for those in housing need. He stated that 85% of the 3000 people on the waiting list were in need of 1 and 2 bed accommodation. He informed Members that since the original application, the Housing Development team had secured funding and executive approval from SBC for the scheme. 

 

The Chair thanked the Housing Development Representative for their contribution to the meeting.

 

The Senior Planning Officer informed Members the recommendations in the report were solely based on the affordable housing provision and that all other planning considerations on the previous application were not under consideration at the meeting. The application would provide 22.8% of the annual requirement for affordable homes.

 

There were ongoing negotiations between the developer and flood risk consultant to finalise an acceptable drainage strategy and recommend a suggested list of conditions. There had also been further conditions imposed in relation to climate change. She also noted under the planning history that they had received a prior approval application for the demolition of the existing dwellings. The land was not fully on previously developed land, however 20 dwellings made a strong contribution to the housing benefit and 100% affordable housing was a great public benefit.

 

Some Members asked questions in relation to the previous application. In response, the Senior Planning Officer advised that this application remains the same as the previous application, the only thing that changed was the 25% affordable housing changing to 100%. She reminded members that if this application was refused the previous application would still go ahead. This application was still subject to an acceptable drainage strategy and a Section 106 agreement. In relation to drainage, consultation was just part of the process to secure the most sustainable drainage strategy. The Development Manager added that Members should be mindful of what they had previously approved, and that they deemed the past application as acceptable. There was no statutory requirement for re-consultation as the application remained the same. The prior approval was initially refused due to insignificant information for the Highways Authority. A new application was submitted with changes, but they were still waiting for Highways to approve it.

 

A few Members asked questions relating to the traffic issues raised by residents. In response, the Senior Planning Officer advised that traffic issues in the area were a matter for Hertfordshire County Council (HCC). The car parking on the site was deemed acceptable, and the application only looked at the change of tenure not traffic issues. HCC had previously completed a transport statement which included a traffic survey in the previous application when they made recommendations.

 

It was RESOLVED: That the application 22/00437/FPM be GRANTED planning permission subject to the conditions and reasons set out in the report and the applicant having first entered into a S106 legal agreement.

 

Conditions:

 

1.    The development hereby permitted shall be carried out in accordance with the following approved plans:13761-P200-F; 13761-P203-A; 13761-P202-C; 13761-P201-G; 13761-S199-A;

 

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

 

3.    In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 4 which is subject to the approval of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 5.

 

4.    In the event that contamination is found at any time when carrying out the approved development that was not previously identified, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historic environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

 

5.    In the event that contamination is found at any time when carrying out the approved development that was not previously identified, as required under condition 3, the approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced and is subject to the approval in writing of the Local Planning Authority.

 

6.    At least 50% of the residential units are Category 2: Accessible and Adaptable dwellings.

 

7.    All areas of hedges, scrub or similar vegetation where birds may nest which are to be removed as part of the development, are to be cleared outside the bird-nesting season (March - August inclusive) or if clearance during the bird nesting season cannot be reasonably be avoided, a suitably qualified ecologist will check the areas to be removed immediately prior to clearance and advise whether nesting birds are present. If active nests are recorded, no vegetation clearance or other works that may disturb active nests shall proceed until all young have fledged the nest.

 

8.    The noise mitigation measures as detailed in the Noise Impact Assessment prepared by Sound Planning Ltd dated 22 April 2022 shall be implemented in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

 

9.    Prior to the commencement of any landscaping, a landscape and ecological management plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall ensure the delivery of the agreed number of habitat and hedgerow units as a minimum (0.5233 habitat units, 0.4050 hedgerow units) to contribute to a net gain in biodiversity and include the following.

a)    Description and evaluation of features to be managed.

b)    Aims and objectives of management.

c)    Appropriate management options for achieving target condition for habitats a described in the approved metric.

d)    Prescriptions for management actions, only definitive measures are acceptable.

e)    Preparation of a 30 year annual work schedule (capable of being rolled forward in perpetuity), clearly marked on plans.

f)     Details of the body or organisation responsible for implementation of the plan.

g)    Ongoing monitoring plan and remedial measures to ensure habitat condition targets are met.

h)    Details of species selected to achieve target habitat conditions as identified in approved metric, definitively stated and marked on plans.

i)     Details (make, model and location) of 10 integrated bat boxes and 10 integrated swift boxes to be included in the proposal

The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.

 

10.No development shall take place (including site clearance) until the tree protection measures as detailed on the Arboricultural Impact Assessment (AIA) plan prepared by GHA Trees Arboricultural Consultancy, Rev B, dated April 2022 have been implemented accordingly. The tree protection measures shall remain in place until the development has been completed. Within the tree protection areas to be fenced off in accordance with the AIA there shall be no alteration to the ground level and they shall be kept clear of vehicles, materials, surplus soil, temporary buildings, plant and machinery.

 

11.Prior to the commencement of the development (including demolition and site clearance), a 'Construction Traffic Management Plan shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan. The 'Construction Traffic Management Plan' shall identify details of:

a)    Demolition and removal plans

b)    Provision of sufficient on-site parking prior to commencement of construction activities.

c)    Additional measure to stop construction related vehicles parking onto public highways (Burwell Road and Chertsey Rise)

d)    Construction vehicle numbers, type, routing.

e)    Traffic management requirements

f)     Timing of construction activities (including delivery times and removal of waste) and to avoid school pick up/drop off times

g)    Construction and storage compounds (including areas designated for car parking, loading/ unloading and turning areas).

h)    Cleaning of site entrances, site tracks and the adjacent public highway.

i)     Post construction restoration/reinstatement of the working areas and temporary access to the

j)     public highway.

k)    Wheel cleaning arrangement

 

12.No development shall take place until a final design of the drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is occupied. The scheme shall include:

·         Updated surface water drainage calculations and modelling for all rainfall events up to and including the 1 in 100 year plus climate change event, including infiltration options.

·         Updated full detailed surface water drainage plan showing the proposed discharge point, the location of the proposed SuDS features, any pipe runs and size.

·         Detailed engineered drawings of the proposed SuDS features including their, size, volume, depth and any inlet and outlet features including any connecting pipe runs along with all corresponding detailed calculations/modelling.

·         Exceedance flow paths for surface water for events greater than the 1 in 100 year plus climate change.

 

13.Upon completion of the drainage works, a management and maintenance plan for the SuDS features and drainage network must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

·         Provision of complete set of as built drawings including the final drainage layout for site drainage network.

·         Maintenance and operational activities for the lifetime of the development.

·         Arrangements for adoption and any other measures to secure the operation of the scheme throughout its lifetime.

 

14.No development shall take place above slab level until a schedule and samples of the materials to be used in the construction of the external surfaces of the buildings hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

15.No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of soft and hard landscaping and details of the treatment of all hard surfaces. The scheme shall include details of all existing trees and hedgerows on the land and details showing all trees to be removed, or retained, together with details of all new planting to take place including species, size and method of planting.

 

16.No development shall take place above slab level until details of measures to address adaptation to climate change have been submitted to and approved in writing by the Local Planning Authority. These measures shall then be implemented and permanently maintained in accordance with the approved details.

 

17.Prior to first occupation of the development hereby permitted details of external lighting to the site shall be submitted to the Local Planning Authority and approved in writing. There shall be no other sources of external illumination.

 

18.Prior to the first occupation of the development hereby permitted, details of the cycle storage areas shall be submitted to the Local Planning Authority and approved in writing. The cycle storage areas shall be retained and maintained accordingly during the lifetime of the development.

 

19.The dwellings hereby permitted shall not be occupied until the general waste and recycle stores and plant areas associated with the development hereby permitted have been implemented in accordance with the details shown on approved plan 13761-P200-F and retained and maintained accordingly for the lifetime of the development.

 

20.Prior to the first occupation of the development hereby permitted, the parking spaces shown on approved plan 13761-200-F shall be provided with the underlying infrastructure for connection to the electricity network to enable them to be served by an electric vehicle charging point.

 

21.Prior to the first occupation of the dwelling herby permitted the access, turning and parking provision as shown on approved plan 13761-P200-F shall be constructed, hardsurfaced and made ready for use. The parking areas shall be constructed in a porous material or provision shall be made for a sustainable urban drainage system (SuDS) to be built into the hardsurfaced areas. Once provided the parking facilities shall be retained in that form and thereafter be used for the parking of vehicles only.

 

22.Prior to the first occupation of the development hereby permitted, provision of bird boxes and bat bricks or boxes as specified in the Ecological Appraisal prepared by Windrush Ecology dated March 2022 shall be erected accordingly and thereafter permanently retained and maintained.

 

23.Notwithstanding the details shown in this application the treatment of all boundaries including details of any walls, fences, gates or other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby permitted. The approved boundary treatments shall be completed before the development is first occupied.

 

24.Prior to the first occupation of the development, additional plans must be submitted to and approved in writing by the Local Planning Authority, in consultation with the Highway Authority, which show the detailed engineering and construction design of the following highway works under s278 as indicated on the drawing 5737/1001 listed below and these works shall be constructed to the specification of the Highway Authority and Local Planning Authority's satisfaction:

a)    The existing access points off Burwell Road servicing the 10A and 10B permanently closed off and reinstate of full hight kerbs, highway verge and footways;

b)    All pedestrian access points to highways as indicated on the proposed drawing (Ref 13761-P200-F) should be designed in accordance with the inclusive mobility guidance (Ramp, slope etc.)

c)    Provide new footway along new access point and connect with the existing footway along Chertsey Rise as shown the drawing (Ref- 5737/1001);

d)    Provide tactile crossing points as shown on the drawing (Ref-5737/1001);

·         The junction of Burwell Road and Chertsey Rise;

·         The junction of Chertsey Rise and private road (the proposed site access road);

·         New pedestrian's crossing point onto Burwell Road opposite the site frontage to connect opposite site footway;

·         The junction of Burwell Road and Burwell Shop access point.

 

25.Prior to the first occupation of the development, additional plans must be submitted to and approved in writing by the Local Planning Authority, in consultation with the Highway Authority, which show the detailed engineering and construction design of the bus shelter, Kassel Kerb under s278 as indicated on the drawing 5737/1001 at the existing flagpole bus stops onto Chertsey Rise (directly eastern side of the site) and these works shall be constructed to the specification of the Highway Authority and Local Planning Authority's satisfaction before first occupation.

 

26.All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or the completion of the development whichever is the sooner.

 

27.Any trees or plants comprised within the scheme of landscaping, which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless otherwise agreed in writing by the Local Planning Authority.

 

28.No tree shown retained on the approved plans, or subsequently approved landscaping scheme, shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped within five years of the completion of development without the written approval of the Local Planning Authority.

 

29.Infiltration testing should be in accordance with BRE Digest 365 which should be carried out at the location of any infiltration measure(s). Where infiltration is not possible, evidence that approval has been sought from the relevant water authority should be provided for any connection into a public surface water sewer.