Agenda item

22/00454/FUL - Limebrook Park East, Land South Of Wyke Hill And Limebrook Way, Maldon. Essex

To consider the report of the Director of Service Delivery (copy enclosed, Members’ Update to be circulated)*.

 

Minutes:

Application Number

22/00454/ful

Location

Limebrook Park East,Land South Of Wycke Hill And

LimebrookWay,Maldon,Essex

Proposal

Development of the site to provide 42 residential dwellings (Class C3) together with associated infrastructure

Applicant

Taylor Wimpey (London)

Agent

Mr Oliver Milne - Savills

Target Decision Date

31.10.2022

Case Officer

Kathryn Mathews

Parish

MALDON WEST

Reason for Referral to the Committee / Council

Strategic site within the strategic submitted Local Development Plan

 

A Members’ Update had been circulated prior to the meeting that detailed an additional consultee comment, condition and informative.  Following the Officer’s presentation Councillor Driver, from Maldon Town Council and Mr Sam Caslin, the Applicant, addressed the Committee.

 

The Chairman moved the Officer’s recommendation to approve the application and this was seconded by Councillor Helm..

 

A debate ensued where Members raised issues around back-to-back distances; fabric first as opposed to renewables; parking provision; quality of life; the current proposed number of dwellings versus infrastructure; affordable housing contribution and energy saving measures. 

 

In response to issues raised Officers provided the following information:-

 

·        That in terms of parking Maldon District Council’s Supplementary Planning Documents (SPD) adopted parking standards have been met, in addition there is a local centre within walking distance, bus services and cycling routes, a good choice of alternative to using the private car.  The parking therefore is adequate, all houses have been provided with adequate parking spaces in accordance with the adopted standards. 

 

·        That back-to-back distances were all at least around 25 metres as outlined in the Maldon District Design Guide (MDDG) (2017).  The housing mix was one of the reasons for the previous refusal. The current application has been assessed against the most recent Local Housing Needs Assessment and it complies sufficiently.

 

·        That with reference to quality of life the standard would be satisfactory, having been assessed against environmental health advice and the garden and house sizes proposed.

 

·        That fabric first is an approach to use building materials and building techniques aimed at reducing the energy need through a design approach rather than artificial support.

 

·        That the outline planning application was for up to 1,000 houses but the same site is allocated for a minimum of 1,000 so the proposal is compliant with the development plan. In terms of density/overcrowding the current proposal is for 42 houses which is more than previously refused.  However, the Housing mix has changed so the building footprint is less, the total number of bedrooms would only increase by one and, at 30 dwellings per hectare, the density is still quite low and complies with the parameter plan approved as part of the outline planning permission.

 

·        That funding for additional medical provision and school places will be secured by the S106.

 

·        That with reference to affordable housing it fully complies on percentages in terms of I, 2 and 3 bedroom affordable rented properties and more than the minimum Policy requirement for affordable housing is proposed.

 

·        That an additional condition could be included requiring further details of the energy saving measures to be incorporated into the development. 

 

There being no further discussion the Chairman put the duly seconded Officer’s recommendation to approve the application to the Committee together with the additional condition on energy saving measures and it was approved.

 

RESOLVED that the application be APPROVED subject to a S106 agreement and conditions as recommended with an additional condition requiring further details of the energy saving measures to be incorporated into the development:

 

HEADS OF TERMS OF ANY SECTION 106 AGREEMENT

 

·        Affordable housing (33%);

·        A financial contribution towards RAMS (the current rate is £137.71 per dwelling);

·        A financial contribution towards Early Years & Childcare (£55,948), Primary Education (£186,494), Secondary Education (£171,180) and Libraries (£3,267.60);

·        A financial contribution towards the provision of medical services (£20,800);

·        Monitoring fees

 

CONDITIONS

 

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

2.     The development hereby permitted shall be carried out in accordance with the following approved plans and documents: 

 

22.1644.010 Accommodation Schedule 100 rev.AE

22.1644.050 rev.B site location plan

22.1644.100 rev.AH site layout

22.1644.110 block plan

22.1644.201 rev.B materials plan

22.1644.202 rev.B parking layout

22.1644.203 rev.B garden areas plan

22.1644.204 rev.B refuse plan

22.1644.205 rev.A storey heights plan          

22.1644.206 rev.B density plan

22.1644.207 rev.C affordable housing plan

 

22.1644.300 rev.A street scene AA

22.1644.301 rev.A streetscene BB

 

22.1644.400 rev.A NA20

22.1644.401 rev.A NA20

22.1644.410 NA32

22.1644.420 rev.A NT30

22.1644.421 NT30

22.1644.422 rev.A NT30

22.1644.423 rev.A NT30

22.1644.424 NT30

22.1644.425 NT30

22.1644.430 rev.A NT31

22.1644.440 NT32

22.1644.441 rev.A NT32

22.1644.450 rev.A NA42

22.1644.460 rev.A NA43

22.1644.461 rev.A NA43

22.1644.462 rev.A NA43

22.1644.463 rev.A NA43

22.1644.470 rev.A NT42

22.1644.471 rev.A NT42

22.1644.480 rev.A NA51

 

22.1644.481 rev.A NA51

22.1644.500 rev.A maisonette 2x1B

22.1644.501 rev.A maisonette 2x1B

22.1644.502 rev.A maisonette

22.1644.503 rev.A maisonette 4x1B

22.1644.510 rev.A NA21

22.1644.511 rev.A NA21

22.1644.520 rev.A NA30

22.1644.521 rev.A NA30

22.1644.530 NA34 (Coltford)

22.1644.531 NA34 (Coltford)

 

22.1644.601 rev.A single garages

22.1644.602 rev.A twin garages

 

Z5111-041 rev.B swept paths

 

3000_300_C_Phase 4 Soft Landscape Proposals Sheet 1 of 2

3000_301_C Phase 4 Soft Landscape Proposals Sheet 2 of 2

3000_302_C Phase 4 Hard Landscape Proposals Sheet 1 of 2

3000_303_C Phase 4 Hard Landscape Proposals Sheet 2 of 2

 

Arboricultural Method Statement, prepared by SES

Energy Statement, prepared by Energist

3.     No development shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme should include but not be limited to:

 

·        Final modelling and calculations for all areas of the drainage system.

·        The appropriate level of treatment for all runoff leaving the site, in line with the Simple Index Approach in chapter 26 of the CIRIA SuDS Manual C753.

·        Detailed engineering drawings of each component of the drainage scheme.

·        A final drainage plan which details exceedance and conveyance routes, FFL and ground levels, and location and sizing of any drainage features.

·        An updated drainage strategy incorporating all of the above bullet points including matters already approved and highlighting any changes to the previously approved strategy.

 

The scheme shall subsequently be implemented prior to occupation.

4.     Prior to the occupation of any of the dwellings hereby permitted, a maintenance plan detailing the maintenance arrangements including who is responsible for different elements of the surface water drainage system and the maintenance activities/frequencies, shall be submitted to and agreed, in writing, by the Local Planning Authority. Should any part be maintainable by a maintenance company, details of long term funding arrangements should be provided. The surface water drainage system shall be maintained as approved.

5.     The applicant or any successor in title must maintain yearly logs of maintenance which should be carried out in accordance with any approved Maintenance Plan. These must be available for inspection upon a request by the Local Planning Authority.

6.   The development shall be carried-out in accordance with the Preliminary Ecological Appraisal prepared by SES (March 2022) as well as the following additional biodiversity enhancements prior to the occupation of the development:

 -   installation of a total of 12no. bat boxes (mixed provision of built in and externally fitted) across the development units in accordance with the Preliminary Ecological Appraisal (paragraph 4.13);

 -   installation of a total of 20no. bird boxes (mixed provision of Swift bricks and sparrow-type) across the development units in accordance with the Preliminary Ecological Appraisal (paragraph 4.18);

 -   installation of hedgehog (& amphibian) "highway" gaps in every boundary fence which shall be suitably sign-posted for new residents. These gaps should be both between neighbouring plots and in external fencelines in accordance with the Preliminary Ecological Appraisal (paragraph 4.23).

7.     No development above slab level shall take place until details of a lighting strategy for the development including details of the location and type of fixtures and fittings has been submitted to and approved in writing by the Local Planning Authority.  No external lighting except for that approved shall be installed and once implemented shall be retained in accordance with the approved scheme.

8.     Notwithstanding the soft landscaping details submitted, no development above slab level shall take place until revised soft landscaping details to include more native/local species have been submitted to and approved in writing by the local planning authority. The details of the soft landscape works shall include schedules of shrubs and trees to be planted, noting the species, stock size, proposed numbers / densities and details of the planting scheme’s implementation, aftercare and maintenance programme.

 

The hard landscape works shall be carried out as approved prior to the beneficial occupation of the development unless otherwise first agreed in writing by the Local Planning Authority.

 

The soft landscape works shall be carried out as approved within the first available planting season (October to March inclusive) following the commencement of the development, unless otherwise first agreed in writing by the Local Planning Authority. If within a period of five years from the date of the planting of any tree or plant, or any tree or plant planted in its replacement, is removed, destroyed, dies, or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, another tree or plant of the same species and size as that originally planted shall be planted in the same place, unless the Local Planning Authority gives its written consent to any variation.

9.     The development shall be carried out in accordance with the approved Flood Risk Assessment (FRA) (March 2022), Fluvial Modelling Technical Note, Hydraulic Modelling Technical Notes, Z5111 Limebrook Fluvial Model (July 2022) and Z5111 Limebrook Phase 4 Tidal Submission (July 2022), prepared by Ardent Consulting Engineers.

10.  No development shall commence until samples of all materials to be used in the construction of the external surfaces of the development, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out using the materials and details as approved.

11.  Notwithstanding the provisions of Schedule 2, Part 1, Class F of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that order with or without modification) there shall be no hard surfacing of front gardens.

12.  The boundary treatment hereby approved shall be constructed prior to the first use / occupation of the development to which it relates and be retained as such thereafter.

13.  The foul drainage scheme shall be implemented as approved prior to occupation of any of the dwellings hereby permitted and maintained in accordance with the approved scheme thereafter.

14.  Each of the dwellings hereby permitted shall be provided with an electric vehicle charging point and a cycle store (the latter in accordance with details which shall have been submitted to and approved in writing by the local planning authority) prior to their occupation. The development shall be retained as approved thereafter.

15.  The vehicle parking and turning areas proposed shall be provided, hard surfaced, sealed and marked out prior to the first occupation of the development in accordance with the approved details. The parking and turning areas shall be retained, in perpetuity, as approved and for their intended purpose.

16.  No development shall commence above slab level until a strategy to facilitate superfast broadband for future occupants of the site has been submitted to and approved in writing by the local planning authority. The strategy may include commercial arrangements for providers and shall seek to ensure that upon occupation of a dwelling, either a landline or ducting to facilitate the provision of a broadband service to that dwelling from a site-wide network, is in place and provided as part of the initial highway works and in the construction of frontage thresholds to dwellings that abut the highway, unless evidence is put forward and agreed in writing by the local planning authority that technological advances for the provision of a broadband service for the majority of potential customers will no longer necessitate below ground infrastructure.  The development of the site shall be carried out in accordance with the approved strategy.

17.  Notwithstanding the provisions of Schedule 2, Part 1, Class F of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that order with or without modification) there shall be no hard surfacing of front gardens.

18.  No development above slab level shall take place until details of the dwellings to be occupied only by those 55 years and over have been submitted to and approved in writing by the local planning authority. The occupation of these dwellings shall be limited to those aged 55 years and over.

19.  No development shall commence until a Construction Method Statement has been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details throughout the construction period.

20  No development shall be occupied on site until the highway infrastructure serving the site, bus service and children’s play areas approved as part of the adjacent development (Phase 2 of the Eastern Parcel references 22/00393/VARM, 18/00494/FUL and 18/01440/RES, as amended) have been completed and are ready for use.

21. Prior to the first occupation of the proposed development, a Residential Travel Information Pack for sustainable transport to include six one day travel vouchers for use with the relevant local public transport operator shall be provided for occupiers of each of the dwellings hereby permitted. Details of the Travel Information Pack shall be submitted to and approved in writing by the local planning authority prior to being provided to any occupier.

22.Notwithstanding the details submitted, the dwellings hereby permitted shall not be occupied unless and until a Flood Warning and Evacuation Plan has been submitted to and approved in writing by the local planning authority. The occupiers of each of the dwellings shall be provided with a copy of the approved Plan prior to their first occupation of the dwellings.

23. Notwithstanding the Energy Statement submitted, no development above slab level shall take place until an energy statement has been submitted to and approved in writing by the local planning authority. The energy statement shall demonstrate how the total predicted carbon emissions of the development will be minimised and include a schedule of proposed non-renewable energy saving technologies, their respective carbon reduction contributions, size specification, location, design and a maintenance programme.  The development shall be completed in accordance with the approved details prior to the occupation of any approved buildings and shall thereafter be maintained and remain fully operational in accordance with the approved maintenance programme.

Supporting documents: