Decision details

Development Panel- 2/2017/0246- Land East of Main Road, High Harrington- Construction of 115 residential dwellings with associated parking, access and landscaping

Decision Maker: Development Panel

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Decisions:

Representations

 

Councillor Hillary Harrington spoke against the application

 

Town Councillor Mike Rollo spoke against the application on behalf of Workington Town Council.

 

The applicant, Mr David Hayward spoke in support of the application

 

Application

 

The report recommended granting permission subject to conditions.

 

The report outlined the application and detailed the main issues within the report as follows:

 

·  Principle

 

The provision of 115 homes would contribute to and not exceed the requirement to be provided by the principle centre and would not adversely impact on the balance of the settlement hierarchy.

 

·  Benefits

 

The provision of 115 houses would contribute to the needs of housing, including 23 affordable houses for social rent and discounted sale.

 

·  Sustainability, Access, Highway, Network, Parking

 

The site is sustainable, given the level of access for pedestrians, cyclists and a regular bus route. No concerns have been raised by the Highways agency.

 

·  Flood Risk/Drainage

 

Using an onsite pond, run off will be restricted to Greenfield run off and the system is designed to cope with a 1 in 100 year event.

 

·  Landscape and Visual Impacts

 

The main issue is the loss of farmland and further encroachment into the local countryside, the adverse effects however are not considered significant.

 

·  Design/Appearance

 

The scheme is appropriate to the surrounding area.

 

·  Residential Amenity

 

Subject to a number of recommended conditions relating to the treatment of levels across the site, the scheme is considered to provide a high standard of housing development without having a significant adverse effect on existing occupiers.

 

·  Ecology/Trees

 

Some hedgerows will be lost, however a suitable ecological report has been provided and the proposal will retail some boundary hedging. Additional tree planting and infill hedgerow is proposed as well as additional conditions.

 

·  Amenity Greenspace/Children’s Play Space

 

A condition is proposed to secure the provision of four pieces of play equipment, this would be generally compliant. Delivery is stipulated before the 50th plot.

 

·  Affordable Housing Provision

 

The provision of 20% affordable housing is considered acceptable by housing services.

 

·  Education Services

 

School places are available at Distington School for primary level, and Stainburn Academy at senior level.

 

The Senior Planning Officer reported that the officer recommendation be amended to enable the agreement of a pre-commencement condition relating to drainage (cond 6); the applicant having not the agreed the wording of the condition detailed in the report due to a query in relation to possible reliance on land outside of their control.

 

The application site would be accessed from Main Road, High Harrington, opposite Whins Farm and approx. 50m south of the existing Story housing estate adjacent to Whins Farm. A second emergency vehicle access route has also been proposed.

 

Members noted the representations received in respect of the application, the main grounds of which were set out in the report.

 

Questions were asked of the speakers and the officers and debate followed relating to vehicle access, sustainability, local school capacity, play area, infrastructure and social housing.

 

Councillor Osborn declared an interest in this item and left the meeting.

 

Councillor Farebrother then moved to refuse the application, this was then withdrawn.

 

Councillor Miskelly then moved to approve the application as per the officer’s recommendation; this was seconded by Councillor Pegram.

 

A vote was taken on the motion for approval, 8 voted in favour, 1 against and 0 abstentions

 

The motion was carried.

 

Resolved

 

Delegated to officers to grant when S106 is signed and wording of drainage condition is agreed with applicant.

 

Conditions/Reasons

 

Time limit:

 

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

Reason: In order to comply with Section 91 of the Town and Country Planning Act 1990.

 

Pre-Commencement Conditions:

 

2. Construction Management Plan:

 

No development shall take place until a Construction and Demolition Method Statement has been submitted to and approved in writing by the Local Planning Authority. The statement shall include the following:

(a) Traffic Management Plan to include all traffic associated with the development, including site and staff traffic, off-site parking, turning and compound areas;

(b) Procedure to monitor and mitigate noise and vibration from the construction and demolition and to monitor any properties at risk of damage from vibration, as well as taking into account noise from vehicles, deliveries.

All Measurements should make reference to BS7445.

(c) Mitigation measures to reduce adverse impacts on residential properties from construction compounds including visual impact, noise, and light pollution.

(d) A written procedure for dealing with complaints regarding the construction or demolition;

(e) Measures to control the emissions of dust and dirt during construction and demolition (including any wheel washing facilities);

(f) Programme of work for Demolition and Construction phase;

(g) Hours of working and deliveries;

(h) Details of lighting to be used on site;

(i) Highway signage/Haulage routes.

(j) Measures for the treatment and disposal of surface water during the construction phase.

The approved statement shall be adhered to throughout the duration of the development.

Reason: In the interests of safeguarding the amenity of the occupiers of neighbouring properties during the construction works of the development hereby approved, in compliance with the National Planning Policy Framework and Policy S32 of the Allerdale Local Plan (Part 1), Adopted July 2014 and in the interests of highway safety.

 

3. No development approved by this permission shall commence until all necessary site investigation works within the site boundary have been carried out to establish the degree and nature of the contamination and its potential to pollute the environment or cause harm to human health. The scope of the works for the site investigations should be agreed with the Local Planning Authority prior to the commencement.

Reason: To minimise any risk during or post construction works arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1). Adopted July 2014.

 

4. Should land affected by contamination be identified following site investigations (condition 4), which poses unacceptable risks to human health, controlled waters or the wider environment, no development shall take place until a detailed remediation scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme must include an appraisal of remediation options, identification of the preferred option(s), the proposed remediation objectives and remediation criteria, and a description and programme of the works to be undertaken including the verification plan.

 

5. The carriageway, footways and footpaths of the housing scheme hereby approved shall be designed, drained and lit to a standard suitable for adoption and in this respect further details, including longitudinal/cross sections, shall be submitted to the Local Planning Authority for approval before any part of the development hereby permitted is commenced. No work shall be commenced until a full specification has been approved. These details shall be in accordance with the standards laid down in the current Cumbria Design Guide. Any works so approved shall be constructed before the development is fully occupied.

Reason: To ensure a minimum standard of construction within the approved development in the interests of highway safety.

 

6. Drainage condition to be agreed

Reason: To ensure a satisfactory means of surface water drainage and minimise the risk of flooding, in compliance with the National Planning Policy Framework and Policy S29 of the Allerdale Local Plan, Part 1, 2014.

 

Accordance with approved details:

 

7. The development hereby permitted shall be carried out solely in accordance with the following plans:

Location Plan (Concept drawing PL20)

Proposed Site Plan (Concept drawing PL21 Rev H)

Boundary Treatments Plan (Concept drawing PL24 Rev E)

Elevation Treatments Plan (Concept drawing PL23 Rev B)

Management Company Plan (Story Homes drawing SL157.90.9.MCP)

Parking Plan (Story Homes drawing SL157.90.9.PPP Rev C)

Offset Distances (Story Homes drawing SL157.90.9.OD Rev B)

Site Sections (Story Homes drawing SL157.90.9.SEC Rev C)

Topographical Survey (RJP drawing SL009/TOO Rev A) 1 of 2

Topographical Survey (RJP drawing SL009/TOO Rev A) 2 of 2

Richmond House type Booklet (Planning Plans RIC-PLP1 rev A, Planning Elevations RIC-PLE 1/6 Rev A)

Reading House type Booklet (Planning Plans 1 REA-PLP1, Planning Elevations 1/1 REA-PLE 1/1)

Winchester House type Booklet (Planning Plans 1 WIN-PLP 1, Planning Elevations 1/1 GSF-PLE 1/1, Planning Elevations 1/5)

Gosforth House type Booklet (Planning Plans ARU-PLP1, Planning Elevations 1/3 ARU-PLE 1/3)

Arundel House type Booklet (Planning Plans ARU-PLP1, Planning Elevations 1/3 ARU-PLE 1/3)

Hastings House type Booklet (Planning Plans 1 HAS-PLP1, Planning Plans 1-1 HAS-PLP1-1, Planning Elevations HAS-PLE1/3 rev A)

Warwick House type Booklet (Planning Plans WAR-PLP1, Planning Elevations 1/4 WAR-PLE 1/4, WAR-PLE 1/9)

Kingston House type Booklet (Planning Plans 1 KIN-PLP1, Planning Elevations 1/2 KIN-PLE 1/2, Planning Elevations 1/3 KIN-PLE 1/3)

Mayfair House type Booklet (Planning Plans 1 MAY-PLP1, Planning Plans 1-1 MAY-PLP1-1, Planning Elevations 1/9 MAY-PLE1/9)

Boston House type Booklet (Planning Plans 1 BOS-PLP1 Rev A, Planning Elevations 1/1 BOS-PLE 1/1 Rev A, Planning Elevations 1/7 BOS-PLE1/7 Rev B)

Grantham House type Booklet (Planning Plans 1 GRA-PLP1, Planning Elevations 1/1 GRA-PLE 1/1, Planning Elevations 1/4 GRA-PLE1/4)

Wellington House type Booklet (Planning Plans 1 WEL-PLP1, Planning Elevations 1/1 Rev A, Planning Elevations WEL-PLE 1/5 rev A)

Cambridge House type Booklet (Planning Plans 1 CAM-PLP1, Planning Elevations 1/1 CAM-PLE 1/1, Planning Elevations 1/3 CAM-PLE1/3)

Oxford House type Booklet (Planning Plan 1 OXF-PLP1, Planning Elevations 1/1 OXF-PLE 1/1, Planning Elevations 1/2 Rev A, Planning Elevations 1/7 OXF-PLE1/7)

Durham House type Booklet (Planning Plans 1 DUR-PLP1, Planning Elevations 1/3 DUR-PLE 1/3, DUR-PLE 1/10)

Banbury House type Booklet (Planning Plans 1 BAN-PLP1, Planning Elevations 1/2 BAN-PLE 1/2 Rev A)

York House type Booklet (Planning Plans 1 YOR-PLP1, Planning Plans 3-YOR-PLP3, Planning Elevations 1/4 YOR-PLE 1/4, Planning Elevations 3/2 YOR-PLE 3/2)

Hereford House type Booklet (Planning Plans 1 HER-PLP1, Planning Elevations 1/2 HER-PLE 1/2)

Willow House type Booklet (Planning Plans 1 WIW-PLP1 Rev B, Planning Elevations 1/2 WIW-PLE 1/2)

Hawthorn House type Booklet (Planning Plans 2 HAW-PLP2 Rev A, Planning Plans 3 HAW-PLP3, Planning Elevations 2/2 HAW-PLE2-2 Rev A, Planning Elevations HAW-PLE 3/2 Rev A

Rowan House type Booklet (Planning Plans 1 ROW-PLP1, Planning Elevations 1/2 Rev A)

Garage Booklet (Drawing Register GAR-REG rev Q, Single detached Garage 2

Elevations, Plans & Section 1 SG2-EPS1, Rev A, Single Detached Garage 2

Elevations, Plans & Section 2 SG2-EPS2, Double Detached Garage 2

Elevations, Plan & Section 1 DG2-EPS1, Double Detached Garage 6

Elevations, Plan & Section 1 DG6v1 – EPS1, Double Detached Garage 6

Elevations, Plan & Section 2 DG6v1-EPS2

Boundary Details Booklet (1800 High fence BD08 Rev A, 1100mm Railings BD-09, 898mm High Brick Wall BD-14, 1762mm High Brick Wall BD-15, 1200 High Stock Fence BD-25, 450-600mm High Stone Wall, 1800mm Acoustic Fence BD-44, 1200mm High Netting Fence BD-52)

Site Access & EVA Plan (i-Transport drawing ITM10137-GA-014)

General Arrangement Plan (Urban Green drawing 10702_L01 Rev P03)

Hard Landscape Plan (Urban Green drawing 10702_L02 Rev P03)

Soft Landscape Plan (1 of 4) (Urban Green Drawing 10702_L03 Rev P03)

Soft Landscape Plan (2 of 4) (Urban Green Drawing 10702_L04 Rev P03)

Soft Landscape Plan (3 of 4) (Urban Green Drawing 10702_L05 Rev P03)

Soft Landscape Plan (4 of 4) (Urban Green Drawing 10702_L06 Rev P03)

Reason: In order to ensure that the development is carried out in complete accordance with the approved plans and any material and non-material alterations to the scheme are properly considered.

 

Post commencement/Pre-start conditions for certain elements:

 

8. Notwithstanding the approval plans, no development shall commence on the construction of Plot 25 until a revised scheme has been submitted to the Local Planning Authority for approval in writing for the treatment of level changes and any raised terrace or decking to the rear of the proposed dwelling. The development shall be completed only in accordance with the approved details.

Reason: To ensure that the development is undertaken in a manner that would not give rise to significant overlooking to no.33 Harringdale Drive.

 

9. Notwithstanding the approved plans, where any re-contouring of ground levels within the development would result in retaining walls or structures exceeding 1.0m in height, full details of the retaining walls or structures shall be submitted to the Local Planning Authority for approval in writing before their implementation. Any such structures shall be implemented only in accordance with the approved details.

Reason: To ensure a satisfactory standard of development for the external appearance of the approved scheme and to ensure a good standard of housing environment for the future occupiers, in accordance with policies S4 and DM14 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

10. Notwithstanding the approval of Boundary Treatment Plan Rev D, the section of acoustic fencing proposed to project towards the site frontage from the side elevation of the garage to Plot 68 forward to the site frontage shall not be implemented. Should acoustic treatment be essential at this location, then the proposed stone wall on the same alignment shall be increased in height to 1.8m.

Reason: To ensure that the approved boundary treatment is appropriate for the location and achieves a high standard of design.

 

11. Notwithstanding the submitted plans, the equipped play area shall incorporate as a minimum four individual pieces of play equipment (excluding seating and bin) that provide for an age range of both 0-5 year olds and 5+ year olds. Full details of the play equipment and its layout shall be submitted to the Local Planning Authority for approval prior to any works commencing on the equipped play area. The equipped play area shall be constructed and available for use before the 50th dwelling house hereby approved is occupied.

Reason: To ensure a satisfactory provision of play equipment that meets the needs for future residents of the development, in accordance with policy S25 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

12. 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 immediately to the Local Planning Authority. Development on the part of the site affected must be halted and a risk assessment carried out and submitted to and approved in writing by the Local Planning Authority. Where unacceptable risks are found remediation and verification schemes shall be submitted to and approved in writing by the Local Planning Authority. These shall be implemented prior to the development (or relevant phase of development) being brought into use. All works shall be undertaken in accordance with current UK guidance, particularly CLR11.

Reason: To minimise any risk arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

13. The development shall be undertaken in accordance with recommendations and mitigation measures submitted within the Arboricultural Impact Assessment & Method Statement, prepared by Open Green and dated November 2018.

Reason: To ensure that existing trees and hedgerows to be retained as part of the development are adequately protected during the construction of the development, in accordance with policy DM17 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

14. The development shall be undertaken in accordance with the recommendations and mitigation measures contained within the submitted Ecological Appraisal by Urban Green dated April 2017.

Reason: To minimise the impacts of the development on the ecological interests of the site in compliance with the National Planning Policy Framework, and Policy S35 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

15. Prior to works commencing on the construction of the Emergency Vehicle Access hereby approved, details of the design/construction of the Emergency Vehicle Access shall be submitted to the Local Planning Authority for approval in writing. The Emergency Vehicle Access shall be constructed in accordance with the approved details.

Reason: To ensure that the Emergency Vehicle Access is constructed in a manner that would minimise its impact on the rural character of the locality.

 

16. Foul drainage from the development shall be connected to the public sewer.

Reason: To ensure a satisfactory means of foul drainage and to minimise the risk of water pollution to the local water environment, in compliance with the National Planning Policy Framework and Policy S2 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

17. No part of the development hereby permitted shall be constructed above ground floor level until details of all external and roofing materials have been submitted to and approved by the Local Planning Authority. Only the materials so approved shall be used in the development as approved.

Reason: To ensure a satisfactory standard of development for the external appearance of the approved scheme which is compatible with the character of the surrounding area, in compliance with the National Planning Policy Framework and Policy DM14 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

Before Occupation conditions:

 

18. Should a remediation scheme be required under condition 4, the approved strategy shall be implemented and a verification report submitted to and approved in writing by the Local Planning Authority, prior to the development (or relevant phase of development) being brought into use.

Reason: To minimise any risk during or post construction works arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

19. The sound attenuation measures detailed in the submitted noise assessment (RS Acoustic engineering Ltd noise impact assessment reference 170/2016 dated March 2017) shall be fully implemented prior to the beneficial occupation of the development and permanently retained thereafter.

Reason: To ensure an appropriate standard of housing environment in accordance with policies S4 and DM14 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

20. A landscaping management plan including long term design objectives, management responsibilities and maintenance schedules for all landscape areas including public open space, landscaped buffers and play area shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of any dwelling house hereby approved. The development shall thereafter be maintained at all times in accordance with the approved management plan.

Reason: To ensure the long term maintenance and management of public open space and landscaped buffers within the residential estate.

 

21. No dwelling shall be occupied until the estate road, including footways and cycle ways and private road where necessary to serve that dwelling, has been constructed in all respects to base course level and street lighting where it is to form part of the estate road has been provided and brought into full operational use.

Reason: In the interests of highway safety of the occupiers of residential units hereby approved.

 

22. The development shall not be brought into use until visibility splays providing clear visibility of 57.6 x 53.8 metres measured 2.4 metres down the centre of the access road and at the nearside channel line of the major road have been provided at the junction of the access road with the county highway.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order) relating to permitted development, no structure or object of any kind shall be erected or placed and no trees, bushes or other plants which exceed 1m in height shall be planted or be permitted to grow within the visibility splay which obstruct visibility splays.

Reason: To ensure an acceptable standard of highway access during the construction and operational use of the site, in compliance with the National Planning Policy Framework and Policy S2 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

23. The Emergency Vehicle Access hereby approved shall be constructed and be capable of use before the occupation of the 101st dwelling house hereby approved. The Emergency Vehicle Access shall be retained thereafter for the lifetime of the development.

Reason: A second emergency access route is considered necessary for this scale of development, in the interests of public safety.

 

Post construction conditions:

 

24. All planting, seeding or turfing comprised within the scheme and shown on the landscaping plans approved herein shall be carried out in the first planting season following completion of the development and any trees or plants which within a period of 5 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 other similar size and species, unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to enhance the appearance of the development and minimise the impact of the development in the locality, in compliance with Policy DM14 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

25. Following completion of the development hereby approved, an annual report reviewing the effectiveness of the Travel Plan for a period of 5 years, including any necessary amendments or further measures, as well as timing for their implementation, shall be submitted to and approved in writing by the Local Planning Authority. Any amendments hereby approved shall be implemented in accordance with the approved timescales.

Reason: To aid in the delivery of sustainable transport objectives from the operational use of the site in accordance with Policy S22 of the Allerdale Local Plan (Part 1) 2014.

 

 

 

NOTES TO APPLICANT

 

A condition has been placed which requires approval of any retaining features exceeding 1.0m in height. This is to ensure that any significant level changes (in-combination with any boundary treatment) would not be visually oppressive for future residents. As such, where level changes between plots are significant, design measures such as terracing or sloping of land should be incorporated to ensure that future residents are not adversely impacted by inappropriately designed retaining walls and boundary treatments.

 

For the avoidance of doubt, this planning permission does not give consent for the removal of the hedgerow to the frontage of the field directly to the South of the proposal site in its entirety. Any removal is limited to the width of the Emergency Vehicle Access proposed.

 

 

 

 

 

 

 

 

 

 

Report author: Kelly Hampson

Publication date: 13/12/2018

Date of decision: 11/12/2018

Decided at meeting: 11/12/2018 - Development Panel

Accompanying Documents: