Agenda item - 17/01955/1 Ickleford Mill, Arlesey Road, Ickleford

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Outline Planning application for up to 71 dwellings and associated access, car parking, garages, landscaping and open space including demolition and removal of all existing structures, buildings and hardstanding (all matters reserved except means of access). - Planning update note available to view

RESOLVED: That application 17/01955/1 be GRANTED planning permission subject to the completion of a satisfactory S106 Legal Agreement and the reasons set out in the report of the Development and Conservation Manager, with the following amendment to Condition 29 to read:

“Condition 29:

(a) No development approved by this permission shall be commenced until a Site Investigation (Phase II environmental risk assessment) report has been submitted to and approved by the Local Planning Authority which includes:

(i) A full identification of the location and concentration of all pollutants on this site and the presence of relevant receptors, and;

(ii) The results from the application of an appropriate risk assessment methodology

(b) No development approved by this permission (other than that necessary for the discharge of this condition) shall be commenced until a Remediation Method Statement report; if required as a result of (a), above; has been submitted to and approved by the Local Planning Authority.

(c) This site shall not be occupied, or brought into use, until:

(i) All works which form part of the Remediation Method Statement report pursuant to the discharge of condition (b) above have been fully completed and if required a formal agreement is submitted that commits to ongoing monitoring and/or maintenance of the remediation scheme.

(ii) A Remediation Verification Report confirming that the site is suitable for use has been submitted to, and agreed by, the Local Planning Authority.

(d) Any contamination, other than that reported by virtue of condition (b), encountered during the development of this site shall be brought to the attention of the Local Planning Authority as soon as practically possible; a scheme to render this contamination harmless shall be submitted to and agreed by, the Local Planning Authority and subsequently fully implemented prior to the occupation of this site.

Reason: To ensure that any contamination affecting the site is dealt with in a manner that safeguards human health, the built & natural environment & controlled waters.”

Audio recording – 10 minutes 37 seconds

The Senior Planning Officer advised of the following updates:

· An addendum to the report had been circulated to Members and uploaded to Mod Gov, which updated paragraphs within the report and clarified that the pumping station could be placed in the greenbelt as it was part of the engineering operation of the site.

· Provided a correction to paragraph 4.3.34 of the report, relating to the Public Open Space.

· The Environmental Health Officer had proposed an amendment to Condition 29, to remove the need for the application to provide information already provided.

· Clarified the contributions to the Herts Growth and Infrastructure Unit and updates to where the Section 106 money would be allocated.

The Senior Planning Officer presented the report in respect of application 17/01955/1 supported by a visual presentation consisting of photographs and plans.

The Chair invited Mr Gavin Winter to speak in support of the application. Mr Winter thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including:

· In 2015 the flour business on the site was sold to prioritise the ingredients division, but this had now moved to Biggleswade.

· Therefore the site is now redundant and is not suitable to other employment opportunities.

· The site was previously developed land within a class A village and a site that had been identified in the adopted Local Plan.

· The outline application offered 40% affordable housing, an excess of 10% biodiversity net gain and Section 106 contributions.

· Other than required engineering works, the section of the site included within the greenbelt was planned to remain as open space for use by residents.

· All the issues raised during the consultation period had been dealt with.

· The removal of the existing buildings on hard standing land will aim drainage on site and water from the houses would flow to the Hitchin processing site.

· The Highways Officer had approved the plans for zebra crossings, footpaths and dropped curbs.

· The application conforms with the policies included in the Local Plan, including improving the local environment, drainage and ecology benefits.

· The proposals complement the village character and provides much needed housing.

The following Members asked points of clarification:

· Councillor David Levett

· Councillor Nigel Mason

· Councillor Simon Bloxham

In response to points of clarification, Mr Winter advised that:

· The intention for the access to the site was to reduce this to a size more suited to a residential development, at the moment it was primarily access for HGVs to the site.

· The applicant had engaged with County Highways Officers to ensure that there were adequate crossing points included and the location of this was agreed, with which the Officer was satisfied.

In response to points raised, the Senior Planning Officer advised that:

· Chalk streams were not currently legally protected. The issues with pollution of chalk streams is usually down to surface water run-off and at the moment the surface water run-off on site goes into the foul water system.

· The proposals would see this changed and reduce the risk of flooding. The LLFA were seeking greenfield run-off that could be imposed by condition.

· There were other options to mitigate against surface water run-off and improve the risk to the chalk streams.

· The conditions outlined in the report deal with a lot of the issues raised during consultation by the Parish Council and neighbours. It was felt that these conditions were robust enough to offer protection at reserved matters stage.

Councillor David Levett noted that he knew the site well and there were vast concreted areas and therefore he could see how this proposal will improve water run off on site. He commented that this was an outline planning application with good conditions applied.

Councillor Tony Hunter echoed the comments made by Councillor Levett.

In response to a question from Councillor Alistair Willoughby, the Senior Planning Officer advised that the area of land proposed to stay as green space was outside of the Parish and therefore could not be adopted by the Parish Council. However, Officers were assured that the protection offered by conditions protected this land.

Councillor David Levett proposed and Councillor Tony Hunter seconded and, following a vote, it was: