Issue - meetings

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Residential development of 281 dwellings and associated roads, parking, realignment of Back Lane, drainage, landscaping, open space, servicing facilities and associated works (as amended).

RESOLVED: That application 24/02889/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager, with the removal of clause (A), the addition of Conditions 50 to 53 and related Informative,  the amendments to Conditions 3 to 5, Condition 16, Condition 18, Condition 23, Condition 25, Condition 35, Condition 36, and the combining of Conditions 27 and 49, as follows:

‘Condition 50

All development shall be constructed in accordance with the submitted and approved Flood Risk Assessment (dated 6 December 2024), this includes all new residential dwellings to have a finished floor level raised a minimum of 300mm above any flood level and 150mm above the surrounding proposed ground level unless otherwise first approved in writing by the Local Planning Authority.

Reason: To ensure the flood risk is adequately addressed and not increased in accordance with NPPF and Policies of North Herts Council.

Condition 51

Prior to the commencement of development, construction drawings of the surface water drainage network, associated sustainable drainage components and flow control mechanisms and a construction method statement shall be submitted and agreed in writing by the local planning authority. The scheme shall then be constructed as per the agreed drawings, method statement, Flood Risk Assessment (dated 6 December 2024) and Technical Memorandum (dated 23 May 2025) and remaining in perpetuity for the lifetime of the development unless agreed in writing by the Local Planning Authority. No alteration to the Page 3 Agenda Item 5 agreed drainage scheme shall occur without prior written approval from the Local Authority.

Reason: To ensure that the development achieves a high standard of sustainability and to comply with NPPF Policies of North Herts Council.

Condition 52

The development hereby approved shall not be occupied until details of the maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall be implemented prior to the first occupation of the development hereby approved and thereafter managed and maintained in accordance with the approved details in perpetuity. The Local Planning Authority shall be granted access to inspect the sustainable drainage scheme for the lifetime of the development. The details of the scheme to be submitted for approval shall include:

I.             a timetable for its implementation

II.           II. details of SuDS feature and connecting drainage structures and maintenance requirement for each aspect including a drawing showing where they are located.

III.          a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime. This will include the name and contact details of any appointed management company.

Reason: To ensure that the development achieves a high standard of sustainability and ensure the flood risk is adequately addressed for each new dwelling and not increased in accordance with NPPF and Policies of North  ...  view the full decision text for item 25

Audio recording – 1 hour 2 minutes 54 seconds

The Senior Planning Officer provided a verbal update on matters within the Addendum to the report in respect of Application 24/02889/FP, as well as other updated matters relating to the application and advised that:

·             The Lead Local Flood Authority had withdrawn their objection to the application.

·             Wording on the Highways Strand 2 contribution within the S106 table had been corrected and updated.

·             Multiple conditions within the report had been added, amended and combined.

·             Summaries of representations from both nearby residents and Weston Parish Council had been included.

·             A Highways and Transport Addendum had been written in response to recent objections from Great Ashby Community Council, Weston Parish Council and North Herts Councillors representing Great Ashby Ward.

·             A summary of a representation made by a resident detailing an accident outside their home in Graveley had been provided.

·             A further representation from them detailed concerns over road traffic safety from increased traffic on Church Lane/Back Lane and included photos of the accident previously mentioned.

·             Condition 5 in the recommendations section of the report had been amended with the agreement of the Highways Authority which changed the wording from “prior to first use” to “prior to first occupation”.

·             Condition 16 had been amended to include: “The approved Ecological Enhancement Plan shall be implemented on site.”.

·             Condition 18 had been amended to include: “The approved details shall be implemented on site and permanently maintained.”

·             The off-site play space contribution towards Merrick Close Play Area Improvement in the S106 table on page 78 should include: “index linked”.

·             The Applicant wished to either deliver the improvements to Graveley Public Right of Way 010 themselves or offer a contribution and because of this, the Strand 1 section of the S106 table had been amended.

·             The wording of the Right of Way Condition 7 would be amended to include: “Unless the applicant pays the s106 contribution they shall deliver the improvement works.”.

The Senior Planning Officer then presented the report in respect of Application 24/02889/FP supported by a visual presentation consisting of plans and photographs.

The following Members asked questions:

·             Councillor Dave Winstanley

·             Councillor Clare Billing

·             Councillor Nigel Mason

·             Councillor Martin Prescott

·             Councillor Steve Jarvis

·             Councillor Bryony May

·             Councillor Caroline McDonnell

In response to questions, the Senior Planning Officer advised that:

·             For the site to be sustainable, a bus stop needed to be within 400 metres of the site, therefore, a bus route was proposed to pass along Mendip Way.

·             During the construction phase, there would be a Temporary Traffic Regulation Order which would result in yellow lining along Mendip Way.

·             Surveys showed that no mitigations were required to deal with the displacement of vehicles but the monitor and manage system would address this where appropriate.

·             No opportunity was available to modify the details submitted at a later stage in the process, as this was a full application.

·             In terms of design, there had been a detailed workshop process on this and the Urban Design team felt positively  ...  view the full minutes text for item 25