Agenda item

Demolition of existing semi-detached houses, sea cadets, nursery and scouts buildings and garages to provide 57no new dwellings with associated parking, facilities and landscape. Reconfiguration of existing public car park.

It was RESOLVED: That the application 22/00965/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, as well as the following amended conditions:

 

5             Notwithstanding the details set out in the application submission, no development shall take place above slab level until details of a hard and soft landscaping strategy and boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the following:

 

1.    Details of all new planting to take place including species, size, quantity, location and method of planting;

2.    Details of all boundary treatments including type, size, positions, heights and materials;

3.    Details of any street furniture;

4.    Details of tree pit designs and root protection measures (if required);

5.    Details of all hardsurfacing areas to include type, size and materials;

6.    Details of replacement tree planting to achieve a ratio of 3:1.

REASON:- To ensure a satisfactory appearance for the development.

  

11           No development shall commence until details of 15 integrated Swift boxes and / or Swift Bricks and 4 integrated bat boxes have been submitted and approved by the LPA. These devices shall be fully installed prior to occupation and retained as such thereafter.

REASON:- To conserve and enhance biodiversity.

 

The Committee considered a report in respect of application 22/00965/FPM seeking the demolition of existing semi-detached houses, sea cadets, nursery, and scouts’ buildings and garages to provide 57 new dwellings with associated parking, facilities, and landscape, as well as the reconfiguration of the existing public car park.

 

The Principal Planning Officer advised that the site comprised of a mixture of uses. She added the north of the park was an allocated housing site in the Stevenage Local Plan. The car park was allocated open space in the Local Plan.

 

The Chair invited Lesley Dimery, an objector, to address the Committee.

 

Ms Dimery explained that Bedwell Crescent was a densely populated area, and the roads cannot support the extra cars from the new development. The location was also a pressure point with access to Fairlands Valley park, near a bus stop, a doctor surgery, and down the road from a primary school. She believed that the 52 spaces would not resolve the issue and the car parking was being reduced to supple the new homes. She believed the development was unsympathetic to the local town history and was changing the area from a low impact community to a high impact residential area. She also added that the reduction of the trees would not be mitigated by planting new trees as it would take them time to grow

 

The Chair thanked Ms Dimery for her contribution to the meeting.

 

The Chair then invited Jack Jeffreys of 5^th Stevenage Scouts, an objector, to address the Committee.

 

Mr Jeffreys stated he was speaking in relation to the relocation of the Scouts and Sea Cadets and his concerns with the medium- and long-term resettlement. He informed the Committee the applicant had been positive to work with and had proposed an alternative site in Hampson Park, but the building was considerably smaller. He believed the new location was cost effective but was only a short-term solution as they only had a 3-year term. He also expressed concerns that they could not safely accommodate the amount of youths in the Pin Green site. He stated that these issues were not formally recognised as a condition in the application and asked to be formally recognised within the Section 106.

 

The Chair thanked Mr Jeffreys for his contribution to the meeting.

 

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

 

The Housing Development Representative informed Members this application was to construct and provide Stevenage residents with 57 new homes which included 24 flats and 33 houses along with 105 parking spaces. The Housing Development team held consultations over 2 years and received 6000 responses which they used to alter and enhance the scheme. For example the original scheme proposed 97 new houses but after consulting with the community this was reduced to 57. Another community concern was the traffic problem in the area and parking issues. The Housing Development team worked with the Highways Authority to benefit the parking situation as well as creating a new entrance to move 200 car journeys along Shephall View instead of Bedwell Crescent. He highlighted the inadequate parking in the car park near Fairlands Valley splash park and suggested that currently only 30-40 cars could park there, however with better markings this would increase to 53. He added that the income from these homes would deliver a further 100 additional affordable homes.

 

He highlighted the current community uses which included Noah’s Ark Nursery, who were able to relocate to Chells Park Pavilion and provide to over 100 children. There had also been consultations with the Sea Cadets and Scouts where they had over 32 meetings and looked at 10 other potential relocations before settling on Hampson Park. The Housing Development Representative was confident that they would work together to provide a good space for the groups that was safe for children and the volunteers. The current buildings were in structural disrepair and the Sea Cadet building was closed for health and safety reasons. He added that this was a separate matter from the application.

 

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

 

The Principal Planning Officer presented photos showing the existing garage block, where the trees would be retained, and the existing access would be closed off but would still allow pedestrian access. They also showed the current buildings, surrounding land, Fairlands Valley car park, the allocated housing site, and the grass amenity space. She informed Members the current houses at the front of the site would be demolished to create space and vehicular access to the site. The road would act as a buffer between the old and new houses and the apartment block would be located in the middle of the site with parking and a communal garden area.

 

The Principal Planning Officer informed Members that the principle open space would remain a public car park and would be resurfaced with 53 marked bays. The houses would comprise of similar external materials to compliment the residential area they were located in. She also informed Members that they had received a response from the drainage consultant who wanted more work done on the sustainable urban drainage on the site and had asked the applicant to prove a sewer connection and approval for use.

 

A few Members asked questions regarding the Scouts and Sea Cadets. In response the Principal Planning Officer advised that they had considered the decision to include the condition requiring the relocation of the Sea Cadets and Scouts however they had reached a decision of an acceptable site. The planning policy HC4 allows community facilities to be lost if they meet at least one of three criteria. They had satisfied criteria A by finding an alternative location. The Assistant Director (Planning & Regulatory) advised that a Section 106 could be used but in terms of planning policy the relocation is acceptable as there was a suitable alternative and so it was unnecessary to have this as a condition. The Housing Development Representative also advised that they had provided financial assistance in relation to grants and money to the Sea Cadets had been given as well as the Scouts in the form of cash donations.

 

Some Members asked questions in relation to the parking concerns. It was advised that the existing access would be closed and become a driveway for two semi-detached houses. The scheme provides parking for the new development within standards and there would be no alterations to Shephall View. The parking on the road was not formally designated to residents so there were no requirements under planning policy to provide alternatives. There were 68 parking spaces for the houses and 37 for the flats. There had not been a car park management strategy submitted and the Fairlands Valley car park would remain under SBC control. The Housing Development Representative added that residents had concerns around parking during consultation however they could still park in the car park and there would be pedestrian access. They wouldn’t be able to park along the access route, but this would be a betterment to the traffic in the area. 10-15 parking spaces had been identified that could be created to benefit residents.

 

A Member asked how waste and maintenance vehicles would manoeuvre in the area and it was advised that vehicle tracking had been carried out and the due diligence had been checked by the Highways Authority who confirmed it was acceptable.

 

Members asked questions regarding biodiversity and the trees in the area. It was advised that there were no high-quality trees being removed and replacement planting would be provided. The Development Manager added that 14 trees, 4 small groups of trees, and 4 hedges would be removed. It was agreed that a 3 for 1 replacement tree planting condition could be added to the general landscaping condition, as well as the addition of swift bricks to Condition 11. In terms of biodiversity net gain, there would be a financial contribution for the shortfall. There had been some potential contamination around the garage block and the environmental health team were asked to check for contamination during the construction.

 

A few Members raised concerns with the traffic in the area. It was advised that there was a planning condition asking for a traffic management plan to be submitted which would provide details of all construction traffic to minimise impact. This would be signed off by the Highways Authority prior to any development. The Highways Authority had completed a traffic assessment and the traffic flow calculated would not cause an increase of more than 2% which was not significant, and they were satisfied that the existing junctions could cope.

 

A Member asked for clarification on the tenure for the properties. It was advised that this site would be 100% private housing and there would be no affordable housing on this site. The policy requires 25% of developments to be affordable however the applicant had asked to offset this onto the Burwell Road site which is now 100% affordable.

 

It was RESOLVED: That the application 22/00965/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, as well as the following amended conditions:

 

5             Notwithstanding the details set out in the application submission, no development shall take place above slab level until details of a hard and soft landscaping strategy and boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the following:

 

1.    Details of all new planting to take place including species, size, quantity, location and method of planting;

2.    Details of all boundary treatments including type, size, positions, heights and materials;

3.    Details of any street furniture;

4.    Details of tree pit designs and root protection measures (if required);

5.    Details of all hardsurfacing areas to include type, size and materials;

6.    Details of replacement tree planting to achieve a ratio of 3:1.

REASON:- To ensure a satisfactory appearance for the development.

  

11           No development shall commence until details of 15 integrated Swift boxes and / or Swift Bricks and 4 integrated bat boxes have been submitted and approved by the LPA. These devices shall be fully installed prior to occupation and retained as such thereafter.

REASON:- To conserve and enhance biodiversity.

 

Conditions:

 

1.    The development hereby permitted shall be carried out in accordance with the following approved plans: 18068SU1.01; 18068SU1.02; 18068SU1.03; 18068SU1.04; 18068SU1.05; 18068SU1.06; 18068SU1.101; 18068WD2.01; 18068WD2.02; 18068WD2.03; 18068WD2.04; 18068WD2.05; 18068WD2.102; 18068WD2.103; 18068WD2.104; 18068WD2.105; 18068WD2.106; 18068WD2.107; 18068WD2.108; 18068WD2.109; 18068WD2.110; 18068WD2.111; 18068WD2.112; 18068WD2.20; 18068WD2.201; 18068WD2.202; 18068WD2.203; 18068WD2.204; 18068WD2.205; 18068WD2.206; 18068WD2.207; 18068WD2.208; 18068WD2.209; 18068WD2.21; 18068WD2.210; 18068WD2.211; 18068WD2.22; 18068WD2.23; 18068WD2.24; 18068WD2.25; 18068WD2.30; 18068WD2.31; 18069WD2.120; 18069WD2.121; 18069WD2.130; SHF.1926.002.ENZ.XX.01.DR.L.45.101; SHF.1926.002.ENZ.XX.01.DR.L.45.102; SHF.1926.002.ENZ.XX.01.DR.L.45.103

 

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

 

3.    No site clearance or construction work relating to this permission shall be carried out except between the hours of 0730 and 1800 on Mondays to Fridays and between the hours of 0800 and 1300 on Saturdays, unless otherwise agreed in writing by the Local Planning Authority. These times apply to work which is audible at the site boundary.

 

4.    The development to which this permission relates shall be carried out in accordance with the external materials specified within drawing numbers 18068WD2.201, 18068WD2.203, 18068WD2.206, 18068WD2.207, 18068WD2.208, 18068WD2.209 and 18068WD2.210 submitted as approved or any alternatives to be submitted to and approved by the Local Planning Authority.

 

5.    Notwithstanding the details set out in the application submission, no development shall take place above slab level until details of a hard and soft landscaping strategy and boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the following:

7.    Details of all new planting to take place including species, size, quantity, location and method of planting;

8.    Details of all boundary treatments including type, size, positions, heights and materials;

9.    Details of any street furniture;

10.Details of tree pit designs and root protection measures (if required);

11.Details of all hardsurfacing areas to include type, size and materials;

12.Details of replacement tree planting to achieve a ratio of 3:1.

 

6.    All hard surfacing comprised in the approved landscaping details as specified in condition 5 of this approval shall be carried out prior to the first use of the site or the completion of the development, whichever is the sooner.

 

7.    All planting, seeding and turfing comprised in the approved landscaping details as specified in condition 5 of this approval shall be carried out in the first planting and seeding seasons following the first use of the site or the completion of the development whichever is the sooner. In addition, the boundary treatment as approved shall also be installed prior to first occupation of the development hereby permitted.

 

8.    Any trees or plants comprised within the approved plans or subsequently approved landscaping scheme, 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.

 

9.    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.

 

10.Development shall not commence until a biodiversity net gain management plan (BNGMP) has been submitted to, and approved in writing by, the local planning authority. The content of the BNGMP shall ensure the delivery of the agreed number of habitat units as a minimum (6.29 habitat units, 2.77 hedgerow units) to achieve a net gain in biodiversity and include the following.

a)    Description and evaluation of habitat parcels to be managed, cross referenced to individual lines in the metric.

b)    Maps of all habitat parcels, cross referenced to corresponding lines in the metric.

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

d)    Preparation of an annual work schedule for each habitat parcel (to be applied as a 30-year work plan capable of being rolled forward in perpetuity).

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

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

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

h)    Reporting plan and schedule for informing LPA of condition of habitat parcels for 30 years.

The BNGMP 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(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aim and objectives of the BNGMP 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. The approved plan will be implemented in accordance with the approved details.

 

11.No development shall commence until details of 15 integrated Swift boxes and / or Swift Bricks and 4 integrated bat boxes have been submitted and approved by the LPA. These devices shall be fully installed prior to occupation and retained as such thereafter.

 

12.No demolition of the site of the bat roost identified in the approved survey shall commence unless the local planning authority has been provided with a copy of the licence issued by Natural England pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2017 (as amended) authorising the specified activity/development to go ahead. Development shall then proceed in accordance with that licence and in accordance with the approved ecological report. All mitigation and compensation measures shall be fully installed before occupation and retained as such thereafter.

 

13.The recommended ecological and nature conservation enhancements set out within the Preliminary Ecological Appraisal by Ecology By Design dated November 2022 shall be implemented and permanently maintained in accordance with the approved details.

 

14.Prior to the first occupation of the development hereby permitted the vehicular access shall be completed and thereafter retained as shown on drawing number (Proposed Site Plan-18068wd2.01) in accordance with details/specifications to be submitted to and approved in writing by the Local Planning Authority in consultation with the highway authority. Prior to use appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

 

15.Prior to the first occupation of the development hereby permitted the vehicular access improvements, as indicated on drawing number (Proposed Site Plan-18068wd2.01), shall be completed and thereafter retained.

 

16.Prior to the first occupation of the development hereby permitted a visibility splay measuring 2.4 x 43m metres shall be provided to each side of the access where it meets the highway and such splays shall thereafter be retained at all times free from any obstruction between 600mm and 2m above the level of the adjacent highway carriageway.

 

17.Prior to the first occupation of the development hereby permitted the proposed access arrangements/on-site car turning area shall be implemented in accordance with the approved drawing number (Proposed Site Plan-18068wd2.01) and retained thereafter available for that specific use.

 

18.Prior to the first occupation of the development hereby permitted, each dwelling shall be provided with an active (ready to use) EV charging point which shall thereafter be permanently retained.

 

19.Prior to the commencement of the development hereby permitted, a scheme for (short and long stay) the parking of cycles including details of the design, level and siting shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented before the development is first occupied and thereafter retained for this purpose.

 

20.No development shall commence until a Revised Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the construction of the development shall only be carried out in accordance with the approved Plan: The Construction Management Plan / Statement shall include details of:

a.    Construction vehicle numbers, type, routing

b.    Access arrangements to the site;

c.    Traffic management requirements

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

e.    Siting and details of wheel washing facilities;

f.     Cleaning of site entrances, site tracks and the adjacent public highway;

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

h.    Provision of sufficient on-site parking prior to commencement of construction activities;

i.      Post construction restoration/reinstatement of the working areas and temporary access to the public highway;

j.      where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, pedestrian routes and remaining road width for vehicle movements

k.    Phasing Plan.

 

21.Following the removal of all subbase from the existing pavement construction and completion of site preparation works and prior to the commencement of construction works testing of Boreholes WS101 and WS105, referenced in the Geo-Environmental Report ref. CRM.757.001.GE.R.001.A, shall be carried out to confirm that soil concentrations of lead and Polycyclic Aromatic Hydrocarbons at these locations do not exceed the General Acceptance Criteria values referenced in the said report, and the results from the analysis of the soil samples shall be provided to the local planning authority. If, following the further testing of boreholes or during the course of development any unforeseen contamination is found or suspected, works shall cease and the local planning authority shall be informed immediately. The local planning authority may request the nature and extent of any contamination to be investigated in order that a suitable remediation strategy can be proposed. The development shall not continue until any required remediation as agreed in writing by the local planning authority has been undertaken, and the local planning authority has confirmed it has been undertaken to its satisfaction.

 

22.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.

 

23.The measures to address adaptation to climate change as set out within the Design and Access Statement by Kyle Smart Associates dated October 2022 shall be implemented and permanently maintained in accordance with the approved details.

 

24.Prior to the commencement of the development hereby permitted, a detailed Site Waste Management Plan (SWMP) shall be submitted to and approved in writing by the Local Planning Authority. The SWMP shall detail how waste materials generated as a result of the proposed demolition and/or construction works will be disposed of, and the level and type of soil to be imported to the site as part of the development.

 

25.No development shall take place (including site clearance) until a final detailed design for the drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The approved drainage scheme shall be implemented in full prior to the beneficial occupation of the development to which this permission relates and shall be permanently retained as such thereafter unless otherwise agreed in writing by the Local Planning Authority.

 

26.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.

 

27.Upon completion of the drainage works for the site and in accordance with the timing/phasing arrangement, 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:

1.    Provision of a complete set of as built drawings for site drainage.

2.    Maintenance and operational activities.

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

 

28.At least 50% of the residential units shall be Category 2: Accessible and Adaptable dwellings.

 

29.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.

 

30.A new highway directional sign for Fairlands Valley Park shall be erected adjacent to the approved vehicular access on Bedwell Crescent and the existing sign on Shephall View removed.

 

31.No above ground works shall take place until a scheme for the provision of adequate water supplies and fire hydrants, necessary for firefighting purposes at the site has been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the scheme has been implemented in accordance with the approved details.

 

32.No dwelling shall be occupied until confirmation has been provided that either: 1. Foul water Capacity exists off site to serve the development, or 2. A development and infrastructure phasing plan has been agreed with the Local Authority in consultation with Thames Water. Where a development and infrastructure phasing plan is agreed, no occupation shall take place other than in accordance with the agreed development and infrastructure phasing plan, or 3. All Foul water network upgrades required to accommodate the additional flows from the development have been completed.

 

33.All car parking spaces shown on drawing number 18068wd2.01 shall be provided, marked out and hard surfaced ready for use prior to first occupation of the dwellings hereby permitted and shall be retained in that form and kept available for those purposes thereafter.

 

34.The refuse and recycling store for the apartment building as shown on drawing number 18068WD2.30 shall be provided and made ready for use prior to first occupation of the flats hereby permitted and shall be retained in that form and kept available for those purposes thereafter.

 

35.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.

 

36.Notwithstanding the provisions of Classes A, B and C of Part 1, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revising, revoking or re-enactive that Order with or without modification) no internal or external alterations shall take place to any garage, which would preclude its use for housing motor vehicles and/or bicycles, no loft conversions including dormer windows / roof extensions, or roof lights and openings shall be constructed on the dwellinghouse(s) hereby permitted unless permission is granted on an application made to the Local Planning Authority.