Agenda item

To consider the report of the Director of Place, Planning and Growth, (copy enclosed, Members’ Update to be circulated)*.

Application Number	25/00798/RESM
Location	Land North Of The Groves Burnham Road Latchingdon
Proposal	Reserved matters application for the approval of appearance, landscaping, layout and scale on approved planning application 22/01174/OUTM (Outline planning application (with all matters reserved except for means of access from Steeple Road and Burnham Road) for residential development of up to 160 dwellings including affordable housing, 5% bungalows, 100sqm of office hub floorspace, 0.21ha of land for childrens day nursery and associated parking (Use Class E), community park, sustainable urban drainage system and associated infrastructure).
Applicant	Dandara Eastern
Agent	Michael Smith - JCN Design & Planning
Target Decision Date	4 March 2026 (extension of time agreed)
Case Officer	Gareth Ball
Parish	LATCHINGDON
Reason for Referral to the Committee / Council	The Director of Place, Planning considers, in consultation with the Chairperson, that the proposal is of particular strategic interest.

 

Members noted that the Members’ Update, circulated prior to the meeting, detailed an amendment to paragraph 5.1.2 of the report, additional paragraph 7.5.2 and amendments to proposed conditions 3, 4 and 7.

 

The Principal Planning Officer advised that a further five letters of objection had been received since publication of the Members’ Update and highlighted the concerns raised. He noted that the construction hours and width of the pavement on Burnham Road were dealt with at outline stage and could therefore not be reconsidered at this point. A consultation response had also been received from Latchingdon Parish Council raising three issues; overlooking of existing residents, discharge of conditions and a landscape buffer zone. Members were advised that comments regarding the discharge of conditions also related to the outline application and were not for consideration at this point. The Officer advised that the Monitoring Officer had confirmed that the office hub was part of the reserved matters application.

 

Following the Officers’ presentation, the Applicant Mr Owen from Dandara Eastern addressed the Committee.

 

During the lengthy debate that ensued the Officer provided Members with further clarification in respect of the appearance of the proposed dwellings, lighting scheme, removal of hedgerow, layout, landscape buffer, proposed footpaths, maintenance of Local Areas of Play and Local Equipped Areas of Play, and the discharge of proposed conditions if the application was approved.

 

It was confirmed that the drainage basins were not part of the objection received from Anglian Water and that the outline application contained conditions regarding drainage.

 

In response to a query regarding the mix of affordable housing the Officer showed Members a plan of the site which detailed this. It was confirmed that the Council’s Housing team had checked that the proposal was consistent with the Council’s Supplementary Planning Document.

 

Officers provided the following information in response to further questions raised by Members:

 

·                The outline application had been subject to a road safety audit, with all pavements connecting to Latchingdon designed accordingly. Essex County Council Highways had not raised any objection regarding displays, turning angels and pavement widths.

 

·                Education contributions had been dealt with at the outline stage. It was noted that the contributions related to primary school places and no nursery contribution had been required. In respect of the nursery provision on the site, Members were advised of relevant condition which set out the period when the applicant would need to market the site for a nursery, however if after that period no interest had been received the area of land allocated for a nursery would revert to landscaping.

 

Access to the site along Beech Drive and the ownership of land here had been brought to Officers’ attention, however as it was outside of the applicant and Council’s control it was not a reason for refusal. In response to further comments raised regarding this and access arrangements for the footpath to the west of the site, the Director of Place, Planning and Growth agreed that the Council would continue to work with the applicant regarding this. The Director suggested that Members could consider adding a condition that if the footpath was not deliverable with a period of two years that a revised layout scheme be brought back for that element of the site.

 

Councillor S J N Morgan proposed that the application be approved in accordance with Officers’ recommendation, subject to the amendments to conditions 3, 4 and 7 as set out in the Members’ Update and additional condition as suggested by the Director of Place, Planning and Growth. This proposal was duly seconded and upon a vote being taken this was duly agreed.

 

RESOLVED that this application be APPROVED subject to the following conditions and additional condition as set out above, the wording of which is to be agreed in consultation with the Chairperson of the Committee:

1          Approved Plans

The development shall be carried out in accordance with the following approved plans:

·       03 Site Location Plan

·       Proposed Site Plan 25-0115-002 Rev D

·       Proposed Massing Plan 25-0115-003 Rev B

·       Proposed Refuse and Cycle Strategy 25-0115-004 Rev C

·       Proposed Materials Plan 25-0115-005 Rev C

·       Proposed Boundary Treatment plan 25-0115-006 Rev B

·       Proposed Car Parking Plan 25-0115-007 Rev B

·       Proposed Tenure Plan 25-0115-008 Rev. B

·       Proposed Garden Areas Plan 25-0115-009 Rev B

·       Highway General Design, Sheet 1 of 2 63100-RJL-0800 rev. P03

·       Highway General Design, Sheet 2 of 2 63100-RJL-0801 rev. P03

·       Landscape Masterplan 2887-LLA-0001 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 1 of 14 2887-LLA-0101 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 2 of 14 2887-LLA-0102 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 3 of 14 2887-LLA-0103 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 4 of 14 2887-LLA-0104 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 5 of 14 2887-LLA-0105 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 6 of 14 2887-LLA-0106 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 7 of 14 2887-LLA-0107 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 8 of 14 2887-LLA-0108 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 9 of 14 2887-LLA-0109 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 10 of 14 2887-LLA-0110 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 11 of 14 2887-LLA-0111 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 12 of 14 2887-LLA-0112 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 13 of 14 2887-LLA-0113 rev. P03

·       Detailed Hard Landscape Proposals, Sheet 14 of 14 2887-LLA-0114 rev. P03

·       Detailed Planting Proposals, Sheet 1 of 14 2887-LLA-0201 rev. P03

·       Detailed Planting Proposals, Sheet 2 of 14 2887-LLA-0202 rev. P03

·       Detailed Planting Proposals, Sheet 3 of 14 2887-LLA-0203 rev. P03

·       Detailed Planting Proposals, Sheet 4 of 14 2887-LLA-0204 rev. P03

·       Detailed Planting Proposals, Sheet 5 of 14 2887-LLA-0205 rev. P03

·       Detailed Planting Proposals, Sheet 6 of 14 2887-LLA-0206 rev. P03

·       Detailed Planting Proposals, Sheet 7 of 14 2887-LLA-0207 rev. P03

·       Detailed Planting Proposals, Sheet 8 of 14 2887-LLA-0208 rev. P03

·       Detailed Planting Proposals, Sheet 9 of 14 2887-LLA-0209 rev. P03

·       Detailed Planting Proposals, Sheet 10 of 14 2887-LLA-0210 rev. P03

·       Detailed Planting Proposals, Sheet 11 of 14 2887-LLA-0211 rev. P03

·       Detailed Planting Proposals, Sheet 12 of 14 2887-LLA-0212 rev. P03

·       Detailed Planting Proposals, Sheet 13 of 14 2887-LLA-0213 rev. P03

·       Detailed Planting Proposals, Sheet 14 of 14 2887-LLA-0214 rev. P03

·       Landscape Specification and Details 2887-LLA-0301 rev. P02

·       Office, Plans and Elevations 25-0115-020

·       1 Bedroom Bungalow, Plans and Elevations 25-0115-021 rev. A

·       Detached 2 Bedroom Bungalow, Plans and Elevations 25-0115-022

·       Semi-detached 2 Bedroom Bungalow, Plans and Elevations 25-0115-023

·       Bedford House Type, Corner-turner Semi Floor Plans 25-0115-024

·       Bedford House Type, Corner-turner Semi Elevations 25-0115-025

·       Bedford House Type, Semi Floor Plans 25-0115-026

·       Bedford House Type, Semi Elevations 25-0115-027

·       Bedford House Type, Terrace Plans 25-0115-028

·       Bedford House Type, Terrace Elevations 25-0115-029

·       Hertford House Type, Corner-turner Floor Plans 25-0115-030

·       Hertford House Type, Corner-turner Elevations 25-0115-031

·       Hertford House Type, Semi Floor Plans 25-0115-032

·       Hertford House Type, Semi Elevations 25-0115-033

·       Hertford House Type, Terrace Floor Plans 25-0115-034

·       Hertford House Type, Terrace Elevations 25-0115-035

·       Maidstone House Type, Semi Floor Plans 25-0115-040

·       Maidstone House Type, Semi Elevations 25-0115-041

·       Maidstone House Type, Semi Elevations 25-0115-042

·       Maidstone House Type, Semi Elevations Render Finish 25-0115-043

·       Maidstone House Type, Semi Elevations Corner-turner 25-0115-044

·       Maidstone House Type, Semi Elevations Tudor Boarding 25-0115-045

·       Maidstone House Type, Semi Elevations Weatherboarding 25-0115-046

·       Maidstone House Types, Terrace Floor Plans 25-0115-047

·       Maidstone House Type, Terrace Elevations 25-0115-048

·       Maidstone House Type, Terrace Elevations Tudor Boarding 25-0115-049

·       Maidstone House Type, Terrace Elevation Weatherboarding 25-0115-050

·       Frogmore House Type, Semi Floor Plans 25-0115-051

·       Frogmore House Type, Semi Elevations Weatherboarding 25-0115-052

·       Frogmore House Type, Semi Elevations 25-0115-053

·       Frogmore House Type, Semi Elevations Tudor Boarding 25-0115-054

·       Woburn House Type, Semi Floor Plans 25-0115-060

·       Woburn House Type, Semi Elevations Tudor Boarding 25-0115-061

·       Woburn House Type, Semi Elevations 25-0115-062

·       Woburn House Type, Semi Elevations Weatherboarding 25-0115-063

·       Woburn House Type, Semi Elevations 25-0115-064

·       Woburn House Type, Terrace Floor Plans 25-0115-065

·       Woburn House Type, Terrace Elevations 25-0115-066

·       Shed, Plan and Elevations 25-0115-070

·       Maidstone – Maisonette, Floor Plans 25-0115-080

·       Maidstone – Maisonette, Elevations 25-0115-081

·       Street Scenes A, B & C 25-0115-010 rev. A

·       Oakham House Type - Floor Plans 25-0115-090

·       Oakham House Type – Semi Gabled Elevation 25-0115-091

·       Oakham House Type - Semi Elevations 0115-092

·       Oakham House Type - Terrace Floor Plans 25-0115-093

·       Oakham House Type - Terrace Elevations 25-0115-094

 

2          Finished Site Levels

No development shall commence until details of existing and finished site levels and finished external surface levels, the levels of the surrounding area and adjoining buildings where applicable and the finished floor level of the building(s) hereby permitted have been submitted to and approved by the Local Planning Authority. The development shall be implemented in accordance with the approved details.

 

3          Children’s Playspace

Prior to the commencement of any above-ground development hereby permitted, details of the layout, surfacing, play equipment and any boundary treatments for the Local Equipped Area of Play (LEAP) and Local Area of Play (LAP) shall be submitted to, and approved in writing by, the Local Planning Authority. The LEAP and LAP shall be implemented prior to the completion of 50 per cent of the dwellings hereby approved, in accordance with the approved details and shall be retained and maintained at all times thereafter.

 

4          Buffer Strip

Prior to the commencement of any above-ground development hereby permitted, a scheme for the maintenance, security and pest management of the 5m landscaped buffer strip on the western boundary shown on hereby approved plan ‘Proposed Site Plan 25-0115-002 Rev C’ shall be submitted to, and approved in writing by, the Local Planning Authority. All measures of the scheme within the approved details shall be implemented prior to the occupation of the first approved dwelling which fronts onto the buffer space.

 

5          Retention and protection of existing hedges / shrubs

No development shall commence until fencing/ground protection to protect the hedges/shrubs to be retained has been erected in accordance with BS5837:2012, details of which shall have been submitted to the Local Planning Authority for written approval. The protective fencing shall be erected before the commencement of any clearing, demolition and building operations and shall be retained until all equipment, machinery and surplus materials have been removed from the site.

The protective fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Within the fenced protection zone nothing shall be stored or placed, no fires lit, no vehicle shall gain access, ground levels shall not be altered, no excavation shall be made and no structure shall be erected. If within five years from the completion of the development a retained shrub or hedge is removed, destroyed, dies, or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, a replacement shrub or hedge shall be planted within the site of such species and size and shall be planted at such time, as specified in writing by the Local Planning Authority.

 

6          Lighting Scheme

Notwithstanding any details forming the documents submitted as part of the application to which this permission relates, prior to the commencement of any above ground development, a Lighting Scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The submitted Lighting Scheme shall include the following details:

a.         hours of use of external lighting and internal lighting that would be visible externally;

b.         the exact location and specification of any external lighting;

c.         a lux contour plan which also includes the impact of internal lighting;

d.         the specification including height for any fixed or mobile external lighting structures;

e.         the intensity of the lights to be installed together with a lux contour plan, which shall be compliant with Bats and artificial lighting in the UK by Bat Conservation Trust (BCT) and Institute of Lighting Professionals (ILP) / BCT (2023). Such measures to include luminaires of external lights to have colour temperature less than 2700K, with peak wavelengths greater than 550nm, or other suitable alternatives;

f.          the identification of areas to be illuminated and any measures to minimise light spilling on to areas outside the application site to which this permission relates;

g.         measures such as shrouding to minimise disturbance through glare;

h.         measures to minimise disturbance to bats from lighting;

i.          details about any translucent parts of the buildings’ external fabric or cladding, including the degree of transparency of materials, and any measures to minimise light spillage;

j.          a timetable for the installation of the lighting across the application site; and

k.         details for ongoing maintenance of such lighting.

 

The development shall be implemented in accordance with the approved Lighting Scheme, which shall be implemented prior to the first occupation of any residential dwelling hereby permitted. The onsite lighting shall thereafter be retained and maintained in accordance with the approved Lighting Scheme. No lighting shall be installed on any part of the application site to which this permission relates unless it accords with the approved Lighting Scheme.

 

7          Security Management Plan

Prior to the commencement of any above-ground development hereby permitted, a Security Management Plan shall be submitted to, and approved in writing by, the Local Planning Authority. The Plan shall include:

·       Details of how proposed dwellings will be made secure both in design and materials.

·       Mitigation measures to discourage crime and antisocial behaviour related to electric vehicle charging points.

·       Security measures, landscaping considerations and management procedures required to ensure safe use for all users of the areas of public open space and children’s playspace.

 

All measures of the approved Security Management Plan shall be implemented prior to the first occupation of the approved dwelling or area of open space which they serve, and the Security Management Plan shall remain in force at all times thereafter.

 

8          Waste Management

Prior to the first occupation of any residential dwellings hereby approved, detailed plans including, size, location, design and materials of bin and recycling stores to serve the development shall be submitted to, and agreed in writing by, the Local Planning Authority. The approved bin and recycling stores shall be provided prior to the first occupation of any of the dwelling[s] which they serve.

 

9          External Materials

Prior to the commencement of any development above ground level, an updated materials plan and samples of all external facing materials to be used, including glazing (no glazing sample required), shall be submitted to, and approved in writing by, the Local Planning Authority. The hereby approved works must then be carried out strictly in accordance with the approved details.

 

10        Beech Drive Signage

Prior to the first occupation of any residential unit hereby permitted, a scheme of signage and wayfinding for the proposed access onto Beech Drive shall be submitted to, and approved in writing by, the Local Planning Authority. The scheme shall ensure that pedestrians can safely use the connection and that no danger is posed by vehicles. The scheme shall be implemented upon the creation of the pedestrian connection onto Beech Drive and retained thereafter.

 

11        Noise Mitigation Measures

All recommendations outlined in the Noise Assessment ‘2502830-ACE-XX-XX-RP-C-0601’ shall be implemented and shall be completed before the first use of the relevant dwelling hereby approved and shall be thereafter maintained, unless otherwise agreed in writing by the LPA.

 

12        Removal of Permitted Development Rights

Notwithstanding the provisions of Class A, B, C, D, E and F of Part 1 of Schedule 2 and Class A of Part 2 Schedule 2 of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order amending, revoking or re-enacting that Order) no garages, extensions, separate buildings, gates, walls, fencing or hardstanding shall be erected within the site without planning permission having been obtained from the Local Planning Authority.

 

13        Electric Vehicle Charging Points

The Electric Vehicle charging points shown on hereby approved plan ‘Proposed Car Parking Plan 25-0115-007 Rev A’ shall be implemented in accordance with the approved details upon the development of the relevant parking space and made available for use prior to the first occupation or use of that residential unit or stretch of public road to which a visitor space is associated. They shall be kept available for those purposes at all times.

 

14        Boundary Treatments

The boundary treatments for the development hereby permitted shall be carried out in accordance with the details and with materials as shown on the hereby approved ‘Proposed Boundary Treatment plan 25-0115-006 Rev A’ prior to the occupation of the hereby approved dwelling which they adjoin.