Agenda item

Application for approval of reserved matters (layout, landscaping, scale, and appearance) for residential development of 442 no. residential units comprising Phase 2 pursuant to Outline permission 17/00862/OPM.

The Committee considered a report on planning application 23/00890/RMM seeking permission for the approval of reserved matters (layout, landscaping, scale, and appearance) for residential development of 442 no. residential units comprising Phase 2 of the land to the North of Stevenage development, pursuant to Outline permission 17/00862/OPM.

 

It was RESOLVED that application 23/00890/RMM be granted planning permission, subject to the conditions set out in the report, and that authority be given to the Assistant Director (Planning and Regulation), in consultation with the Chair of the Planning and Development Committee, to amend or add to those conditions prior to the decision notice being issued, where such amendments or additions would be legally sound and most effectively deliver the development that the Planning and Development Committee has resolved to approve.

The Committee considered a report on planning application 23/00890/RMM seeking permission for the approval of reserved matters (layout, landscaping, scale, and appearance) for residential development of 442 no. residential units comprising Phase 2 of the land to the North of Stevenage development, pursuant to Outline permission 17/00862/OPM.

 

The Principal Planning Officer gave an update to the Committee. Regarding Local Plan Policy HO11, which related to accessible and adaptable housing requirements, there was an error in paragraph 9.10.4.3 of the report where the total percentage of accessible and adaptable housing being provided should read 47%.

 

She advised that since the report was published there had been discussions with the agents that had resulted in the need for minor alterations to some of the conditions to allow for discharge through sub-phase and sub-parcels of the area. A further condition was being imposed relating to the custom, self-build plots, that would allow for further details to come forward should there be a take-up of the self-build allowance. The wording of conditions was to be agreed by the Assistant Director (Planning & Regulatory), in consultation with the Chair & Vice-Chair of the Committee.

 

The application being considered was the final instalment of reserved matters in respect of the site. There had been several reserved matters applications considered including the infrastructure which included the main highway network, all foot and cycleway provision, landscaping provision within the main non-residential areas of the site, Phase 1A-C of 243 residential units, Phase 1D of 115 residential units, and the Country Park application.

 

Photos of the site plan and location were presented which included the spine road which formed part of the infrastructure plan along with bus connection through into the North Herts Council’s NS1 site. Footpath and cycleway connections to NS1 were under negotiation with North Herts Council who had asked for additional connectivity. This had been agreed, in part, with the developers and would be a non-material amendment to the infrastructure reserved matters.

 

The Principal Planning Officer advised that Phase 2 was most directly accessed from the northern vehicular access off North Road. The spine road approved under the Infrastructure RM provided a tree-lined avenue throughout the development. Phase 2 had several secondary and tertiary roads leading off the spine road to form cul-de-sacs and shared driveways, as well as the main connection through to NS1 and leading to the Country Park car park and entrance.

 

The proposed apartment blocks formed gateway buildings into the first two roads off the western end of the spine road. The spine road itself was fronted by predominantly semi-detached dwellings, with some detached dwellings on corner plots. The rest of the site was largely made up of semi-detached dwellings and rows of terraces, with policy compliant levels of affordable housing located across the whole site.

 

The ‘Custom-build Strategy’ submitted detailed that the plots would be marketed for up to two years. However, if they were not taken up by the public within this two-year window they would revert to conventional build plots and would be built out by the developers in accordance with the plans submitted.

 

A Member asked a question in relation to the proximity of the North Herts Council NS1 development, connections between the two developments and the potential of congestion. In response, the Principal Planning Officer advised that there would be a single access road that would connect through to NS1 that would also serve as a bus route. There were numerous footpaths and cycleways highlighted on a plan of the development and discussion had been had with North Herts Council regarding increasing the quantity of connections. In terms of the roadway and the footpaths, these had been designed in conjunction with Herts Highways to take account of the potential for additional traffic from the NS1 development.

 

A Member asked how many letters were sent to individual residents for the consultation. The Principal Planning Officer responded that all the third party representees from the original outline permission were written to for each of the reserved matter applications.

 

Some Members asked questions in relation to the proposed school. The Assistant Director (Planning & Regulatory) advised that the outline permission secured the land and the contributions towards the school and that it would be for the County Council as Education Authority to design it and, if they used their powers to do so, the Borough Council would be consulted and would bring the proposal before the Committee. The Council would be unable to restrict the admissions for Stevenage residents, but the North Herts NS1 development had its own allocation for a school site within it. The trigger point for the school build was agreed between the developer and County Council and the Principal Planning Officer recalled that the trigger point was approximately once 400 dwellings had been completed.

 

A Member asked a question in relation to the Lead Local Flood Authority (LLFA) report and the risk of flooding to Basin 4, pathways, and gardens. The Principal Planning Officer responded that further information had been provided to the LLFA that cover the points raised in their report, but no response had been received. Considering this, the decision notice, if granted, would not be issued until full sign off from the LLFA had been received. The Assistant Director (Planning & Regulatory) added that for the outline permission, extensive flood modelling and remediation work had been agreed, but the LLFA wanted more detail, and that detail was provided in compliance with what had already been submitted.

 

A Member asked a question relating to the total number of parking spaces and the ratio of parking spaces for affordable housing and flats. The Principal Planning Officer responded that across Phase 2, and the development, there was a slight over provision of parking spaces. The Council’s standard required 1 space for 1-bedroom dwellings, 1.5 spaces for 2 bedroom dwellings, 2 spaces for 3 bedroom flats and 2.5 spaces for 4+ bedroom houses. Where the figures included a decimal place, the provision should be rounded up to the nearest whole number.  The Assistant Director (Planning & Regulatory) confirmed the total parking provision for Phase 2 was 1,602 spaces.

 

It was RESOLVED that application 23/00890/RMM be granted planning permission, subject to the conditions set out below, and that authority be given to the Assistant Director (Planning and Regulation), in consultation with the Chair of the Planning and Development Committee, to amend or add to those conditions prior to the decision notice being issued, where such amendments or additions would be legally sound and most effectively deliver the development that the Planning and Development Committee has resolved to approve.

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans: P1708.P2.GAR.104; P1708.P2.GAR.105; P1708.P2.GAR.106; P1708.P2.GAR.107; P1708.P2.GAR.108; P1708.P2.SS.101-A; P1708.P2.SS.102-A; P1708.P2.SS.103-A; P1708.SRL.0008-A; P1708.SUB.201; P1708.B2.P2.103; P1708.B2.P2.104; P1708.B2.P2.105; P1708.B2.P2.106; P1708.B2.P2.107; P1708.B3A.P2.101; P1708.B3A.P2.102; P1708.B3A.P2.103; P1708.B3A.P2.104; P1708.B3B.P2.101; P1708.B3B.P2.102; P1708.B4.P2.101; P1708.B4.P2.102; P1708.B4.P2.103; P1708.BLK10.201; P1708.BLK10.202; P1708.BLK10.203; P1708.BLK10.204; P1708.BLK10.205; P1708.BLK10.206; P1708.BLK10.207; P1708.BLK10.208; P1708.BLK11.201; P1708.BLK11.202; P1708.BLK11.203; P1708.BLK11.204; P1708.BLK11.205; P1708.BLK11.206; P1708.BLK11.207; P1708.BLK11.208; P1708.BLK12.201; P1708.BLK12.202; P1708.BLK12.203; P1708.BLK12.204; P1708.BLK12.205; P1708.BLK12.206; P1708.BLK12.207; P1708.BLK12.208; P1708.BLK8.201; P1708.BLK8.202; P1708.BLK8.203; P1708.BLK8.204; P1708.BLK8.205; P1708.BM.P2.101; P1708.BM.P2.102; P1708.BM.P2.103; P1708.BN1.P2.104; P1708.BN.P2.101A; P1708.BN.P2.102A; P1708.BN1.P2.101; P1708.BN1.P2.102; P1708.BN1.P2.103; P1708.BN1.P2.106; P1708.BN1.P2.108; P1708.BN1.P2.109; P1708.BN1.P2.110; P1708.BO.P2.103; P1708.BO.P2.104; P1708.BO.P2.105; P1708.BR.P2.101; P1708.BR.P2.102; P1708.BW.P2.102; P1708.CL.P2.101; P1708.CL.P2.102; P1708.CL.P2.103; P1708.CL.P2.104; P1708.CL.P2.105; P1708.CL.P2.106; P1708.CL.P2.107; P1708.CH.P2.101; P1708.CH.P2.102; P1708.CN.P2.101; P1708.CN.P2.102; P1708.CN.P2.103; P1708.CN.P2.104; P1708.CN.P2.105; P1708.CO.P2.101; P1708.CO.P2.102; P1708.CU.P2.101; P1708.CU.P2.102; P1708.DN.P2.101; P1708.DN.P2.102; P1708.DN.P2.103; P1708.FR.P2.101; P1708.FR.P2.102; P1708.FR.P2.103; P1708.FR.P2.104; P1708.FR.P2.105; P1708.FR.P2.106; P1708.FR.P2.107; P1708.GN.P2.101; P1708.GN.P2.102; P1708.GN1.P2.101; P1708.GN1.P2.102; P1708.GN1.P2.103A; P1708.GN1.P2.104A; P1708.GW.P2.101; P1708.GW.P2.102; P1708.GW.P2.103; P1708.GW.P2.104; P1708.HP.P2.101; P1708.HP.P2.102; P1708.HP.P2.103; P1708.HP.P2.104; P1708.HT1.P2.101A; P1708.HT1.P2.102; P1708.KP.P2.101; P1708.KP.P2.102; P1708.LA.P2.101; P1708.LA.P2.102; P1708.LA.P2.103; P1708.LA.P2.104; P1708.LA.P2.105; P1708.M2.P2.101; P1708.M2.P2.102; P1708.M2A.P2.101; P1708.M2A.P2.102; P1708.M2A.P2.103; P1708.M2A.P2.104; P1708.M3.P2.101; P1708.M3A.P2.101; P1708.M3B.P2.101; P1708.M4.P2.101; P1708.M4.P2.102; P1708.MA.P2.101; BM1-OC-RMA-2-DR-C-6031-02; BM1-NPA-P2-ZZ-DR-Y-3203-A-C02; BM1-NPA-V1-ZZ-M2-L-5008-S4-C03; BM1-OC-RMA-2-DR-C-6030-02; BM1-OC-RMA-2-DR-C-6302-02; BM1-OC-RMA-XX-DR-C-2026-R07; P1708.022-M; P1708.23-M; P1708.24-l; P1708.25-K; P1708.26-K; P1708.27-K; P1708.200-Q; P1708.201-N; P1708.202-Q; P1708.BN1.P2 - REV A; P1708.BN1.P2.107 - REV A; P1708.BO.P2.101 - REV A; P1708.BO.P2.102 - REV A; P1708.BO2.P2.101; P1708.BO2.P2.102; P1708.BR.P2.103 - REV A; P1708.BR.P2.104 - REV A; P1708.BR.P2.105; P1708.BR.P2.106; P1708.BW.P2.101 - REV A; P1708.BW.P2.103 - REV A; P1708.BW.P2.104; P1708.BW.P2.105; P1708.GW.P2.105 - REV A; P1708.GW.P2.106 - REV A; P1708.P2.SS.107-D; P1708.P2.SS.108-C; P1708.P2.SS.109-C; P1708.MA.P2.102; P1708.MA.P2.103; P1708.MA.P2.104; P1708.PH.P2.101; P1708.PH.P2.102; P1708.PH.P2.103; P1708.PH.P2.104; P1708.PH.P2.105; P1708.RE.P2.101; P1708.RE.P2.102; P1708.RE.P2.103; P1708.RE.P2.104; P1708.RT.P2.101; P1708.RT.P2.102; P1708.RT.P2.103; P1708.RT.P2.104; P1708.RT.P2.105; P1708.RT.P2.106; P1708.RT.P2.107; P1708.RT.P2.108; P1708.SA.P2.101; P1708.SA.P2.102; P1708.TH.P2.101; P1708.TH.P2.102; P1708.TH.P2.103; P1708.TH.P2.104; P1708.WB.P2.101A; P1708.WB.P2.102A; P1708.WN.P2.101; P1708.WN.P2.102; P1708.WW.P2.101; P1708.WW.P2.102; P1708.WW.P2.103; P1708.WW.P2.104; P1708.BLK8.206; P1708.BLK8.207; P1708.BLK8.208; P1708.BLK9.201; P1708.BLK9.202; P1708.BLK9.203; P1708.BLK9.204; P1708.BLK9.205; P1708.BLK9.206; P1708.BLK9.207; P1708.BLK9.208; P1708.BM.P2.105; P1708.HT1.P2.101; P1708.M4A.P2.101; P1708.M4A.P2.102; P1708.P2.GAR.102; P1708.P2.SS.104-A; P1708.P2.SS.105-A; P1708.P2.SS.106-A; P1708.WN.P2.104 - REV A; P1708.P2.SS.110-A; P1708.WN.P2.103 - REV A; P1708.WN.P2.105; P1708.WN.P2.106; BM1-NPA-V1-OS-DR-L-7521-A-C01; P1708.SRL.0008-A; BM1-NPA-V1-OS-DR-L-7520-A-C01; BM1-NPA-V1-OS-M2-L-7410-A-C01; BM1-NPA-V1-ZZ-D-L-5008-A-C01; BM1-NPA-V1-ZZ-SP-L-5050-C01; BM1-OC-RMA-2-DR-C-6000-03; BM1-OC-RMA-2-DR-C-6001-03; BM1-OC-RMA-2-DR-C-6002-03; BM1-OC-RMA-2-DR-C-6003-03; BM1-OC-RMA-2-DR-C-6004-03; BM1-OC-RMA-2-DR-C-6005-03; BM1-OC-RMA-2-DR-C-6006-03; BM1-OC-RMA-2-DR-C-6007-03; BM1-OC-RMA-2-DR-C-6008-03; BM1-OC-RMA-2-DR-C-6009-03; BM1-OC-RMA-2-DR-C-6010-03; BM1-OC-RMA-2-DR-C-6011-03; BM1-OC-RMA-2-DR-C-6012-03; BM1-OC-RMA-2-DR-C-6013-03; BM1-OC-RMA-2-DR-C-6014-03; BM1-OC-RMA-2-DR-C-6015-03; BM1-OC-RMA-2-DR-C-6016-03; BM1-OC-RMA-2-DR-C-6017-03; BM1-OC-RMA-2-DR-C-6018; BM1-OC-RMA-2-DR-C-6019; BM1-OC-RMA-2-DR-C-6020; BM1-OC-RMA-2-DR-C-6021; BM1-OC-RMA-2-DR-C-6022; BM1-OC-RMA-2-DR-C-6023; BM1-OC-RMA-2-DR-C-6024-01; BM1-OC-RMA-2-DR-C-6025-01; BM1-OC-RMA-2-DR-C-6026-01; BM1-OC-RMA-2-DR-C-6027-01; BM1-OC-RMA-2-DR-C-6028-01; BM1-OC-RMA-2-DR-C-6029-01; BM1-OC-RMA-2-DR-C-6033; BM1-OC-RMA-2-DR-C-6034; BM1-OC-RMA-2-DR-C-6035; P1708.BC.205; P1708.BIN.201; P1708.BIN.202; P1708.BIN.203; P1708.P2.CP.101; P1708.P2.CYC.101; P1708.P2.GAR.101; P1708.P2.GAR.103;

 

2          No development above slab level hereby permitted shall be carried out until full details of the soft and hard landscaping details have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented and completed in accordance with those details, unless otherwise approved in writing by the Local Planning Authority. 

 

 3         All planting, seeding, and turfing comprised in the landscaping details to be approved under condition 2 of this approval shall be carried out for each phase of the development hereby consented in the first planting and seeding seasons following the first occupation of the development hereby permitted or, the completion of the approved development whichever is the sooner.

           

 4         All hard surfacing comprised in the landscaping details to be approved under condition 2 of this approval shall be carried out for each phase of the development hereby consented prior to first occupation of the development hereby permitted or, the completion of the approved development, whichever is the sooner.

           

 5         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.

           

 6         No tree shown on the 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.

           

 7         No development above slab level of any building in this phase, shall take place until details of the proposed swift and bat boxes, their construction and integration into the respective buildings/dwellings has been submitted to and approved in writing by the Local Planning Authority. The boxes shall thereafter be installed/integrated on the building/dwelling elevations as identified on Drawing number BM1-NPA-P2-ZZ-DR-Y-3202-A-CO2 unless otherwise agreed in writing by the Local Planning Authority. For the avoidance of doubt

           

 8         Prior to the first occupation of the dwellings and development hereby permitted, the approved refuse/recycle stores and bin collection points shall be constructed in accordance with the details submitted with this planning application and shall be permanently retained in that form unless otherwise approved in writing by the Local Planning Authority.

           

 9         Prior to the first occupation of the apartment blocks hereby permitted the approved cycle parking stores shall be constructed in accordance with the details submitted with this planning application and shall be permanently retained in that form unless otherwise agreed in writing with the local planning authority.

           

10        No dwelling hereby approved shall be occupied until the respective cycle parking has been provided on site by way of garage or garden shed as shown on Drawing number: P1708.22.G.

           

11        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.

           

12        Before any above groundwork is commenced on any individual phase or sub-phase of the development hereby permitted, samples of all external finishing materials shall be submitted to and approved in writing by the Local Planning Authority. This shall include:

            i.          Facing and roof materials.

            ii.         Juliette balcony and/or dormer window treatment.

            iii.        Window material details.

            iv.        External rainwater goods where permitted.

            The development shall be carried out in accordance with the approved details and shall thereafter be retained.

           

13        The play areas approved for the development shall be provided within each respective phase in accordance with the Phasing plan P1708.PhaseP.02-A hereby approved, unless otherwise agreed in writing by the Local Planning Authority.

           

14        Prior to first occupation of the development details of any external lighting (excluding private residential curtilages) shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented and completed in accordance with the approved details.

           

15        No dwelling hereby permitted shall be occupied until the parking spaces and/or garages shown on the approved plans have been constructed, hardsurfaced and made ready for use.  The parking facilities shall be retained in that form and thereafter be used only for the parking and garaging of vehicles.

 

INFORMATIVES

1                      Hertfordshire Highways

 

AN1) Storage of materials: The applicant is advised that the storage of materials associated with the construction of this development should be provided within the site on land which is not public highway, and the use of such areas must not interfere with the public highway. If this is not possible, authorisation should be sought from the Highway Authority before construction works commence. Further information is available via the County Council website at: https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx or by telephoning 0300 1234047.

 

AN2) Obstruction of highway: It is an offence under section 137 of the Highways Act 1980 for any person, without lawful authority or excuse, in any way to wilfully obstruct the free passage along a highway or public right of way. If this development is likely to result in the public highway or public right of way network becoming routinely blocked (fully or partly) the applicant must contact the Highway Authority to obtain their permission and requirements before construction works commence. Further information is available via the County Council website at: https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx or by telephoning 0300 1234047.

 

AN3) Debris and deposits on the highway: It is an offence under section 148 of the Highways Act 1980 to deposit compost, dung or other material for dressing land, or any rubbish on a made-up carriageway, or any or other debris on a highway to the interruption of any highway user. Section 149 of the same Act gives the Highway Authority powers to remove such material at the expense of the party responsible. Therefore, best practical means shall be always taken to ensure that all vehicles leaving the site during construction of the development and use thereafter are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway. Further information is available by telephoning 0300 1234047.

 

AN4) Avoidance of surface water discharge onto the highway: The applicant is advised that the Highway Authority has powers under section 163 of the Highways Act 1980, to take appropriate steps where deemed necessary (serving notice to the occupier of premises adjoining a highway) to prevent water from the roof or other part of the premises falling upon persons using the highway, or to prevent so far as is reasonably practicable, surface water from the premises flowing on to, or over the footway of the highway.

 

AN5) Works within the highway (section 278): The applicant is advised that in order to comply with this permission it will be necessary for the developer of the site to enter into an agreement with Hertfordshire County Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements. The construction of such works must be undertaken to the satisfaction and specification of the Highway Authority, and by a contractor who is authorised to work in the public highway. Before works commence the applicant will need to apply to the Highway Authority to obtain their permission and requirements. Further information is available via the County Council website at: https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/development-management/highways-development-management.aspx or by telephoning 0300 1234047.

 

AN6) Construction Management Plan (CMP): The purpose of the CMP is to help developers minimise construction impacts and relates to all construction activity both on and off site that impacts on the wider environment. It is intended to be a live document whereby different stages will be completed and submitted for application as the development progresses. A completed and signed CMP must address the way in which any impacts associated with the proposed works, and any cumulative impacts of other nearby construction sites will be mitigated and managed. The level of detail required in a CMP will depend on the scale and nature of development. The CMP would need to include elements of the Construction Logistics and Community Safety (CLOCS) standards as set out in our Construction Management template, a copy of which is available on the County Council’s website at:

https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/development-management/highways-development-management.aspx

 

AN7) Street works licence (New Roads and Street Works Act - Section 50): The applicant is advised that they are not authorised to carry out any work within the Public Highway and that to do so they will need to enter into a legal agreement with the Highway Authority (NRSW agreement). This consent is separate and additional to any planning permission that may be given. Before proceeding with the proposed development, the applicant shall obtain the requirements and permission for the associated placement of apparatus within the adjacent highway as part of the proposal via the County Council’s website at:

https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/permit-scheme/east-of-england-permit-scheme.aspx or by telephoning 0300 1234 40047.

This should be carried out prior to any new apparatus is placed within the highway.

 

AN8) Abnormal loads and importation of construction equipment (i.e. large loads with: a width greater than 2.9m; rigid length of more than 18.65m or weight of 44,000kg - commonly applicable to cranes, piling machines etc.): The applicant is directed to ensure that operators conform to the provisions of The Road Vehicles (Authorisation of Special Types) (General) Order 2003 in ensuring that the Highway Authority is provided with notice of such movements, and that appropriate indemnity is offered to the Highway Authority. Further information is available via the Government website www.gov.uk/government/publications/abnormal-load-movements-application-and-notification-forms or by telephoning 0300 1234047.

 

AN9) Travel Plan (TP): A TP, in accordance with the provisions as laid out in Hertfordshire County Council’s Travel Plan Guidance, would be required to be in place from the first occupation/use until 5 years post occupation/use. A £1,200 per annum (overall sum of £6000 and index linked RPI March 2014) Evaluation and Support Fee would need to be secured via a Section 106 agreement towards supporting the implementation, processing and monitoring of the full travel plan including any engagement that may be needed.

 

Further information is available via the County Council’s website at:

 

https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/development-management/highways-development-management.aspx OR by emailing travelplans@hertfordshire.gov.uk