Agenda item - 21/02076/FP Land West Of, Castlefield, Preston, Hertfordshire

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Residential development comprising erection of 21 dwellings (including affordable housing) and associated parking, landscaping, open space and ancillary works with access off Castlefield. (As amended by plans and supporting documents received 29th October 2021).

RESOLVED: That application 21/02076/FP be GRANTED planning permission subject to the reasons and conditions outlined in the report of the Development and Conservation Manager and the following amendments to conditions:

· Condition 1 to be added with the following:

“The development permitted by this planning permission shall be carried out in

accordance with FRA and Drainage Strategy E20-064 Issue 4 dated November 2021

prepared by SDP Consulting Engineers including Appendices 1-19. and the following

mitigation measures;

1. Limiting the surface water run-off rates for all rainfall events up to and including the

1 in 100 year + climate change event with discharge via two deep bore

soakaways.

2. Provide attenuation to ensure no increase in surface water run-off volumes for all

rainfall events up to and including the 1 in 100 year + climate change event

through the use of permeable driveways, permeable access road with sub-base

and a detention pond.

3. Implement drainage strategy as indicated on the proposed drainage strategy

drawing E20-064-1001 P4 dated December 2021 prepared by SDP Consulting

Reason :To reduce the risk of flooding to the proposed development and future occupants”

· Condition 2 to be added with the following:

“No development shall take place until the final design of the drainage scheme is

completed and sent to the LPA for approval. The surface water drainage system will be

based on the submitted FRA and Drainage Strategy E20-064 Issue 4 dated November

2021 prepared by SDP Consulting Engineers including Appendices 1-19. The scheme

shall also include;

1. Detailed engineered drawings of the proposed SuDS features (Permeable

driveways, permeable road with subbase and pond) including their, location, size,

volume, depth and any inlet and outlet features including any connecting pipe runs

and all corresponding calculations/modelling to ensure the scheme caters for all

rainfall events up to and including the 1 in 100 year + 40% allowance climate

change event.

2. Infiltration bore holes tests to be undertaken in the exact location of the two

proposed deep bore soakaways to determine the worst-case infiltration rate to be

used to finalise the proposed attenuation pond design.

3. Cross sections of the proposed pond including the permanent water level,

freeboard and the additional 1 in 30-year rainfall event.

4. Demonstrate an appropriate SuDS management and treatment train and inclusion

of above ground features such as permeable paving, swales etc. for the access

road and reducing the requirement for any underground storage.

5. Silt traps for protection for any residual tanked elements.

6. Final detailed management plan to include arrangements for adoption and any

other arrangements to secure the operation of the scheme throughout its lifetime.

7. All drawings should be final, ready for construction and not subject to change.

Reason :To prevent flooding by ensuring the satisfactory storage of and disposal of surface water from the site

· Condition 22 to be added with the following:

“Prior to the commencement of the development hereby permitted, a feasibility study into the installation of UV solar panels within the development shall be submitted to and approved in writing by the Local Planning Authority. The study shall include provision for the installation of such panels where they are deemed to be feasible. Such works shall thereafter be carried out in accordance with the approved details or particulars prior to the occupation of the dwellings to which they relate unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interest of delivering sustainable homes”

· Condition 23 to be added with the following:

“Prior to the commencement of the development herby permitted, full details of measures to minimise water use and consumption shall be submitted to and approved in writing by the Local Planning Authority. Such measures shall thereafter be implemented in accordance with the approved details or particulars prior to the first occupation of the development and thereafter retained and maintained to the satisfaction of the Local Planning Authority.

Reason: In the interest of delivering sustainable homes”

Audio Recording: 4:20 -

The Development and Conservation Manager presented the report in respect of application 21/02076/FP supported by a visual presentation consisting of photographs and plans.

The Development and Conservation Officer advised of updates to the report including:

· Paragraph 4.87 includes a table which sets out Section 106 obligations. The table has elements missing: (1.) £11,118 towards St. Martin’s Church footpath improvements. (2.) £13,068 towards new surface footpath between Butchers Lane and Chequers Lane. (3.) £5,000 towards improvements and future maintenance of the Chiltern Way footpath. (4.) £10,000 towards a proposed extension of the recreation ground pavilion.

· Fire hydrants to be removed from the table in Paragraph 4.87 and added as a planning condition.

· Following further comments received from HCC Growth & Infrastructure, the table in Paragraph 1.87 must be revised due to a change in County Council contribution levels, these are: (1.) Secondary School contribution £259,074. (2.) Special Educational Needs and Disabilities £25,578. (3.) Library services £2,219. (4.) Youth Service £4,596.

· The applicant has confirmed via their agent by e-mail on 25 January that they accept these revised contribution requests.

· Paragraphs 4.57 to 4.62 are an analysis of the scheme in relation to Heritage Assets. The Development and Conservation Manager read out a formal comment made by the Council’s Conservation Manager who raised no objections.

· The Lead Local Flood Authority has withdrawn their objections to the development and recommended two conditions. The Development and Conservation Manager provided a summary: (1.) The drainage strategy should be carried out in accordance with the approved plans. (2.) Requiring detailed engineering drawings.

· Add a Recommendation B: The applicant should agree any necessary extension to the statutory determination period to enable final completion of the Section 106 agreement.

The Chair invited Ms. Margaret Trinder to speak in objection of the application.

Ms. Margaret Trinder thanked the Chair for the opportunity to speak and gave a presentation including:

· She is the Chairman of Preston Parish Council, and is speaking behalf of the Parish Council, the Neighborhood Plan Steering Group and the Preston Trust.

· The aspect of this application which most concerns Preston residents is the large number of dwellings and proposed identity. Representations have made clear that in their view it will have a detrimental impact on the village. A reduction in housing numbers would be welcomed by the local community.

· A better mix would be 13 large properties and 8 smaller dwellings. These numbers would meet policy HS3 of the emerging Local Plan.

· Drainage, water runoff and water pressure are ongoing problems likely to be exacerbated by this development.

· Do not agree that measures included in these proposals are adequate to meet North Hertfordshire’s target of 0% Carbon Emissions by 2030.

· North Hertfordshire has low annual rainfall, which is likely to be exacerbated by climate change. New housing will potentially make this worse.

· Disagree that solar panels are not required.

The Chair thanked Ms. Margaret Trinder for her presentation.

The Chair invited Mr. Simon Hoskin to speak in support of the application, as agent of the applicant. Mr. Simon Hoskin thanked the Chair for the opportunity to speak and gave a verbal presentation including:

· The site has been allocated for residential development in the emerging local plan and is referred to as Site PR1.

· This site also lies within the settlement boundary for the village; in which residential development is supported by policy HD1 of the Preston Parish Neighbourhood Plan.

· The proposed development will deliver an allocation which is expected to make an important and early contribution to meeting the urgent need for new housing in the district.

· The emerging local plan is at an advanced stage and is close to adoption; it should therefore be afforded significant weight in accordance with paragraph 48 of the MPPF.

· The design and layout of the proposed development has been carefully considered to ensure the policy requirements for this site, as set in policy PR1 of the emerging Local Plan will be met.

· Amendments have been made during the course of the application to positively respond to feedback from officers and the local community. This has included a reduction in the amount of proposed dwellings from 23 to 21.

· The new development will allow a new mix community to develop; helping to enhance the vitality of the existing village community in accordance with the objectives of paragraph 78 of the NPPF.

· The development provides 57 parking spaces which meets both the emerging Local Plan and Neighborhood Plan standards.

In response to points made during public presentations, the Development and Conservation Manager advised:

· Once the development plan has reached this stage changes to the number of dwellings cannot be made.

· The plan is an acceptable scheme and complies with the dwelling estimate and MPPF.

The following Members took part in the debate:

· Councillor David Levett

· Councillor Simon Bloxham

· Councillor Tom Tyson

In response to questions, the Development and Conservation Manager advised:

· The Lead Local Flood Authority have looked at two iterations of a drainage strategy and are now happy with the plan. Developments are built to a very high standard to ensure surface water drainage is not a problem in the future.