Agenda item

RESOLVED: That application 21/01392/FP be GRANTED planning permission subject to the submission of a satisfactory Unilateral Undertaking to secure Primary, Secondary and Library contributions as requested by Hertfordshire County Council and the sum of £5,000  to be paid to the Pirton Parish Council towards the replacement of the Pirton Recreation Ground Pavilion, and the conditions outlined in the report of the Development and Conservation Manager including the following amended condition:

 

Condition 6 to read:

“The following ecological mitigation measures are to be observed during the construction phase:

 --Vegetation and building clearance works should only occur between the months of September and February inclusive to avoid impacts on breeding birds. Where this timing is not feasible works should be preceded by a nesting bird check.

 --If one or more bats are found once works have commenced, work must cease immediately and a licenced bat ecologist consulted.

 --Ivy should be removed from any tree which is proposed to be felled during the development process as soon as possible, to restrict potential opportunities for  roosting bats.

 --During construction, any trenches on site should be covered at night or have mammal ramps to ensure that any animals that enter can safely escape - this is particularly important if holes fill with water.

- The provision of hedgehog holes within the boundary fences to all plots to enable foraging hedgehogs to be able to pass freely through the site.”

Audio Recording – 53 minutes 35 seconds

 

The Principal Planning Officer presented the report in respect of application 21/01392/FP supported by a visual presentation consisting photographs and plans along with the following updates:

 

·                A Section 106 unilateral undertaking was pending agreement;

·                There had been a more formal assessment of energy efficiency measures and a statement devised on carbon emissions strategy;

·                In response to the LLFA objection, the applicant’s drainage consultant has been in contact with the Authority and has submitted a revised drainage document which is awaiting response;

·                Condition 6 was to be amended in view of discussions with the local parish council to accommodate hedgehog holes;

·                The applicant had agreed to reduce the overall ridge height of the plots and the ridge height is now comparable to dwellings approved on southern part of site.

 

The following Members asked questions:

 

·                Councillor Simon Bloxham

·                Councillor Tom Tyson

·                Councillor Val Bryant

 

In response to questions the Principal Planning Officer advised:

 

·                This application was for minor changes to 8 dwellings previously approved and the addition of 2 new dwellings and as such had to be titled as an application for 10 dwellings;

·                The dwellings each had a short back garden and side gardens as well as front garden areas totalling 56m² which was an efficient use of space; the development also provided private amenity spaces and access to public open space in the form of the nearby recreation ground.

·                A response on the updated water drainage is expected soon and the LLFA would then be able to remove their objection if they felt requirements had been met. No permission would be granted before the LLFA objection is removed.

 

In response to questions the Planning Lawyer advised that the resolution of the Lead Local Flood Authority’s objection was incorporated into the recommended resolution and therefore did not feature as a condition on approval. 

 

The Chair invited Ms Diane Burleigh, Pirton Parish Council, to address the Committee.

 

Ms Burleigh thanked the Chair for the opportunity to address the Committee and gave a presentation including:

 

·                The proposed buildings were out of scale with houses in Pirton, even at the updated reduction to 9.1 metres, and was not in keeping with the character of the area and should be refused on that basis;

·                Pirton did not need more 4 and 5 bedroom houses; there was an evidenced need for properties with 3 bedrooms or fewer;

·                The Pirton Neighbourhood Plan requires adequate housing mix on each site and the overall impact of lack of smaller properties on the area had to be considered;

·                Walnut Tree Road currently had a density of 7 properties per hectare and this development would be too dense and out of keeping with the area;

·                The area had significant problems with flooding and surface water runoff and the application should be deferred or refused on the grounds that no surface water plan had been agreed;

 

The following Members asked questions of clarification:

 

·                Councillor Val Bryant

 

In response to questions Ms Burleigh advised:

 

·                The corner of Walnut Tree Road flooded 2 or 3 times a year in winter

·                Blacksmiths Pond in the village flooded every year, flooding into the High Street, and was problematic with regard to the scheduled monument nearby.

 

The Principal Planning Officer responded to points raised including:

 

·                Eight of the dwellings already have planning permission and there will not be a reduction in their height following this proposal; this relates to the additional 2 properties.

·                9 and 9a Walnut Tree Road have a high ridge line of 9.15 metres, verified with the development architechts. 19 Walnut Tree Road also has a very high ridge line. Not true to say the proposals are out of character with surrounding existing dwellings.

·                The 16 dwellings per hectare in this proposal is low by modern housing standards. There is a need to strike a balance between area character and the need to make the most efficient use of the land.

·                The issues surrounding flooding issues with the proposals would be guided by the LLFA and they will determine whether the proposals meet the requirements.

·                It was not the responsibility of the developer to address wider flooding in the Pirton area.

 

The following Councillors took part in the debate:

 

·                Councillor Sue Ngwala

·                Councillor David Levett

·                Councillor Simon Bloxham

·                Councillor Val Bryant

·                Councillor Tom Tyson

·                Councillor Tony Hunter

·                Councillor Mike Hughson

 

Issues raised included:

 

·                Housing mix and the need for smaller properties

·                The density of the site

·                Permission for the initial eight has already been granted

·                There was no requirement to produce a Flood Risk Assessment or mitigations with the 8 house development, this is a requirement with the 10 houses now proposed

·                Grounds for appeal

 

Councillor Tony Hunter proposed, Councillor Mike Hughson seconded and it was;

 

RESOLVED: That application 21/01392/FP be GRANTED planning permission subject to the submission of a satisfactory Unilateral Undertaking to secure Primary, Secondary and Library contributions as requested by Hertfordshire County Council and the sum of £5,000  to be paid to the Pirton Parish Council towards the replacement of the Pirton Recreation Ground Pavilion, and the conditions outlined in the report of the Development and Conservation Manager including the following amended condition:

 

Condition 6 to read:

“The following ecological mitigation measures are to be observed during the construction phase:

 --Vegetation and building clearance works should only occur between the months of September and February inclusive to avoid impacts on breeding birds. Where this timing is not feasible works should be preceded by a nesting bird check.

 --If one or more bats are found once works have commenced, work must cease immediately and a licenced bat ecologist consulted.

 --Ivy should be removed from any tree which is proposed to be felled during the development process as soon as possible, to restrict potential opportunities for  roosting bats.

 --During construction, any trenches on site should be covered at night or have mammal ramps to ensure that any animals that enter can safely escape - this is particularly important if holes fill with water.

- The provision of hedgehog holes within the boundary fences to all plots to enable foraging hedgehogs to be able to pass freely through the site.”