Agenda item

RESOLVED:

That planning application 15/04331/S73 be APPROVED, as per the officer recommendation, subject to the following:

a)  The prior completion of a section 106 agreement (in a form acceptable to the Council's solicitor(s)) before the decision notice granting planning permission is issued to:

·      Ensure the delivery of the development with 46 affordable homes, as specified on the approved plans, with 32 for rent accommodation and 14 shared ownership to the satisfaction of the Strategic Housing Manager.

·      Provide for a contribution of £147,084 for the provision of 12 new infant school places, to the satisfaction of the County Education Authority.

·      Provide a contribution of £440,012 (or £3,308 per dwelling) towards sports, arts and leisure contributions, to the satisfaction of the Development Manager in consultation with the Assistant Director of Health & Wellbeing broken down as:

o  £281,630 for local facilities;

o  £40,273 for strategic facilities;

o  £113,752 as a commuted sum towards local services;

o  £4,357 as the Community Health and Leisure Service administration fee. 

·      Secure the provision, and appropriate future management of the on-site open space and LEAP either by adoption (with an appropriate commuted sum as defined by the Open Spaces Officer) or by a Management Company.

·      Ensure appropriate Travel Planning measures as agreed by the Development Manager in conjunction with the County Travel Plan Coordinator.

·      Provide for the agreement of the phasing of development including the delivery of improvements to the Langport Road junction as identified on the approved plans.

·      Ensure that the financial obligations are index linked at the appropriate rate.

b)  The imposition of the planning conditions set out below on the grant of planning permission.

Justification:

The proposed development is located within the area identified as being within the direction of growth for Somerton and would make a significant contribution to the council’s housing supply without resulting in any demonstrable harm to landscape, residential or visual amenity, ecology, archaeology, highway safety, drainage or flooding, and without compromising the provision of services and facilities in the settlement. As such the scheme is considered to be a sustainable form of development that accords with policies SD1 , SS1, SS4, SS5, SS6, LMT3, HG5, TA1, TA4, TA5, TA6, HW1, EQ1, EQ2, EQ3, EQ4 and EQ7 and the provisions of the National Planning Policy Framework.

Subject to the following conditions:

01.          The development hereby permitted shall be begun before the expiration of three years from the date of the original planning permission (10/03407/FUL), i.e. before 17 May 2016.

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       The development shall be carried out in all respects in accordance with the scheme of drainage set out within the details provided by PFA Consulting  and set out on drawings numbered B285/106 Rev A, B285/107, B285/108, B285/109, B285/110, B285/404 Rev A, B285/304 Rev A, B285/204 Rev A, B285/132, B285/131, B285/130 Rev A, B285/118 Rev C, B285/105, B285/104, B285/103, B285/102, B285/101 Rev C, B285/121 Rev A, B285/120 Rev B, B285/125 Rev B, B285/117 Rev D, B285/116 Rev C and B285/100 Rev D, unless otherwise agreed in writing by the local planning authority.

            Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal in accordance with the requirements of the National Planning Policy Framework.

03.       The development hereby approved shall be carried out in accordance with the details set out within the water efficiency scheme by breglobal received 12/12/2016, unless otherwise agreed in writing by the local planning authority.

            Reason: In the interests of sustainable development and prudent use of natural materials, in accordance with the requirements of the National Planning Policy Framework.

04.       The development hereby permitted shall be carried out in accordance with the Construction Management Plan (document ref: 0133/CMP/01 Project 0133 Rev B) received 12/12/2016, unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In the interests of highways safety and to safeguard the amenities of the locality in accordance with policies TA5 and EQ2 of the South Somerset Local Plan.

05.       The development shall be carried out in accordance with the recommendations set out within the Site Investigation document (ref 310717 R1 (00) dated May 2008, unless otherwise agreed in writing by the local planning authority. 

            Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, in accordance with policy EQ7 of the South Somerset Local Plan.

06.       Within one month of the date of this permission details of the materials to be used for external walls and roofs of the development shall be submitted to and agreed in writing by the local planning authority. The approved details shall thereafter be carried out in full, unless otherwise agreed in writing by the local planning authority.

            Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

07.       The landscaping scheme, including details of the species, siting and numbers of plants to be planted shall accord with the details set out on drawings numbered 15/253-06 Rev D, 15/253/07 Rev D, 15/253/08 Rev D, 15/253/09 Rev D and 15/253/10 Rev D. The approved details shall be carried out in phases to correspond with the approved phasing plan agreed under condition 8 of this permission. Within the first planting season from the date of commencement of the relevant phase the associated planting included within that phase area shall be carried out in its entirety, unless otherwise agreed in writing by the Local Planning Authority. For a period of five years after the completion of the landscaping scheme, the trees and shrubs shall be protected and maintained in a healthy weed free condition and any trees or shrubs that cease to grow shall be replaced by trees or shrubs of similar size and species, or the appropriate trees or shrubs as may be approved in writing by the Local Planning Authority.

            Reason: To ensure that the proposed development makes a satisfactory contribution to the preservation and enhancement of the local character and distinctiveness of the area in accordance with policy EQ2 of the South Somerset Local Plan.

08.       The boundary treatments shown on the approved plans shall be completed before the part of the development to which it relates is occupied and thereafter maintained as such, unless otherwise agreed in writing by the Local Planning Authority.

            Reason: To ensure that the proposed development makes a satisfactory contribution to the local character and distinctiveness of the area and in the interests of the amenities of the neighbouring residents in accordance with policy EQ2 of the South Somerset Local Plan.

09.       The development hereby approved shall be carried out in accordance with the levels and finished floor level details set out on drawings numbered 0133 EL-101 Rev D, 0133 EL-102 Rev D, 0133 EL-103 Rev C, 0133 EL-104 Rev C and 0133 EL-105 Rev D, unless otherwise agreed in writing by the local planning authority.

            Reason: In the interests of residential amenity to accord with policy EQ2 of the South Somerset Local Plan.

10.       The development hereby permitted shall be carried out in accordance with the submitted window, door, cill and lintel details, unless otherwise agreed in writing by the local planning authority.

            Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

11.       The eaves/fascia board and rainwater goods shall accord with the submitted details, unless otherwise agreed with the local planning authority.

            Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

12.        The hard surfaces that form part of the development hereby approved shall be carried out and maintained at all times thereafter in complete accordance with the details set out on drawings numbered 0133 101 Rev A, B627 204, B285 304 Rev A, B647 404, B647 503 and 0133 SD-1001 Rev A, unless otherwise agreed in writing by the local planning authority.

            Reason: In the interests of visual amenity and to mitigate any flood risk in accordance with policy EQ2 of the South Somerset Local Plan and the provisions of the NPPF.

13.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no extensions (including dormer windows) or outbuildings shall be added without the prior express grant of planning permission.

            Reason: In the interests of visual amenity and to safeguard residential amenity in accordance with policy EQ2 of the South Somerset Local Plan.

14.       The areas allocated for parking, including garages and car ports, shall be kept clear of obstruction and shall not be converted or used other than for the parking of vehicles in connection with the development hereby permitted.

            Reason: To ensure that adequate parking is provided and maintained to meet the needs of the development in accordance with policy TA6 of the South Somerset Local Plan.

15.       All electrical and telephone services to the development shall be run underground, all service intakes to the dwellings shall be run internally and not visible on the exterior and all meter cupboards and gas boxes shall be positioned on the dwellings in accordance with the details submitted 13/12/2016, unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

16.       No part of the development shall be occupied unless that part of the estate road network that provides access to it has been constructed in accordance with the approved plans.

            Reason: To ensure that adequate access arrangements exist for each building prior to occupation, in accordance with Policy TA5 of the South Somerset Local Plan.

17.       The protection of wildlife identified in the ecological report shall be carried out in accordance with the recommendations of the report by Ecology Solutions Ltd, dated May 2010. In the event that it is not possible to adhere the these recommendations all development shall cease and not recommence until such time as an alternative an alternative strategy has been submitted to and approved in writing by the local planning authority.

            Reason: To safeguard the ecologic interests the site in accordance with policy EQ4 of the South Somerset Local Plan.

18.       Within one month of the date of this permission a programme showing the phasing of the development shall be submitted to and agreed in writing by the local planning authority. Such details shall include the timing for the formation of the new access arrangements, the delivery of the new estate roads and ancillary works, including road closures, stopping up and appropriate traffic regulation orders. The development shall thereafter be carried out in complete accordance with the approved phasing plan, unless otherwise agreed in writing by the local planning authority.

            Reason: In the interest of highway safety and to ensure the comprehensive development of the site in line with the planning obligations that have been agreed in accordance with policies SS6, HG3, TA5 and HW1 of the South Somerset Local Plan.

19.       Prior to the commencement of the new road junction (Section 278) works details of the surfacing of the roads, footways, footpaths and cycleways and the design of any bus stops, street lighting and street furniture shall be submitted to and approved in writing by the Local Planning Authority. Once approved such details shall be fully completed in accordance with the agreed phasing.

            Reason: In the interest of highway safety, in accordance with Policy TA5 of the South Somerset Local Plan.

20.       The proposed roads, including footpaths and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling before it is occupied shall be served by a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway.

            Reason: In the interest of highway safety, in accordance with Policy TA5 of the South Somerset Local Plan.

21.       Prior to the commencement of the new road junction (Section 278) works, temporary pedestrian and cycle links shall be provided in accordance with a detailed scheme to be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be maintained during the entire construction phase.

            Reason: In the interest of highway safety, in accordance with Policy TA5 of the South Somerset Local Plan.

22.       At the proposed access onto Langport Road there shall be no obstruction to visibility greater than 300 millimetres above adjoining road level within the visibility splays shown on the submitted plans  ref. B647/404 and 14004.101 Rev J. Such visibility splays shall be constructed prior to the commencement of the development hereby permitted and shall thereafter be maintained at all times.

            Reason: In the interest of highway safety, in accordance with Policy TA5 of the South Somerset Local Plan.

23.       The development hereby permitted shall be carried out in accordance with the plans listed on the Application Drawing Listed dated 21/03/2017.

            Reason: For the avoidance of doubt and in the interests of proper planning.