Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

 

Erection of 14 dwellings including new vehicular access off Sperberry Hill (serving 10 dwellings) and new vehicular accesses off Stevenage Road (serving 4 dwellings) (as amended by plans received 13/11/23, 03/06/24 and 17/06/24)

RESOLVED: That application 19/01669/FP be GRANTED subject to the reasons and conditions set out in the report of the Development and Conservation Manager, with the removal of Condition 24, the relevant renumbering of other Conditions and the following additional new Conditions 29 – 33, to read:

 

“Condition 29:

 

Prior to the first occupation of the development hereby permitted the vehicular access shall be completed and thereafter retained as shown on drawing number 18142-1006 Rev G in accordance with details/specifications to be submitted to and approved in writing by the Local Planning Authority in consultation with the highway authority. Prior to use appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

 

Reason: To ensure satisfactory access into the site and avoid carriage of extraneous material or surface water from or onto the highway in accordance with Policy 5 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 30:

 

Prior to the first occupation of the development hereby permitted a visibility splay shall be provided in full accordance with the details indicated on the approved drawing number 18142- 1006 Rev G. The splay shall thereafter be retained at all times free from any obstruction between 600mm and 2m above the level of the adjacent highway carriageway.

 

Reason: To ensure that the level of visibility for pedestrians, cyclists and vehicles is satisfactory in the interests of highway safety in accordance with Policy 5 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 31:

 

No development shall commence until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan: The Construction Management Plan / Statement shall include details of:

a)    Construction vehicle numbers, type, routing;

b)    Access arrangements to the site;

c)     Traffic management requirements;

d)    Construction and storage compounds (including areas designated for car parking, loading / unloading and turning areas);

e)    Siting and details of wheel washing facilities;

f)      Cleaning of site entrances, site tracks and the adjacent public highway;

g)    Timing of construction activities (including delivery times and removal of waste) and to avoid school pick up/drop off times;

h)    Provision of sufficient on-site parking prior to commencement of construction activities;

i)      Post construction restoration/reinstatement of the working areas and temporary access to the public highway;

j)      where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, pedestrian routes and remaining road width for vehicle movements;

k)     Phasing Plan.

 

Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way in accordance with Policies 5, 12, 17 and 22 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 32:

 

Prior to the first use of the development hereby permitted, arrangement shall be made for surface water from the proposed development to be intercepted and disposed of separately so that it does not discharge onto the highway carriageway.

 

Reason: To avoid the carriage of extraneous material or surface water from or onto the highway in accordance with Policy 5 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 33:

 

Notwithstanding the approved plans, a permanent pedestrian/cyclist access shall be provided between approved Plots 7 and 8, and the dwellings approved to be accessed off Stevenage Road. The access shall be a minimum of 2.5m in width and shall be retained in perpetuity. Detailed plans of the access, its location within the development, and adjacent boundary details and hard surfacing, shall be submitted to the Local Planning Authority for approval prior to the first occupation of the dwellings. The approved details shall be completed prior to the first occupation of the affordable dwellings, unless otherwise agreed in writing with the LPA.

 

Reason: In the interests of maximising physical and social accessibility. To comply with Policy D1 of the Local Plan.”

 

Audio recording – 1 hour 46 minutes 45 seconds

 

The Senior Planning Officer provided a verbal updated, including that:

 

·       The County Highways Officer had provided comments that they did not wish to restrict the grant of permission.

·       A response had been provided in the supplementary documents to comments from the Parish Council.  

 

The Senior Planning Officer presented the report in respect of Application 19/01669/FP supported by a visual presentation consisting of photographs and plans.

 

The following Members asked questions:

 

·       Councillor Amy Allen

·       Councillor Ruth Brown

·       Councillor Sadie Billing

·       Councillor Elizabeth Dennis

·       Councillor Michael Muir

 

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

 

·       There were two access points proposed, but these would be separate, and it would not be possible to drive through the entire site.

·       The affordable housing would be accessed off Stevenage Road.

·       The turquoise highlighted sections represented some open grass area, as well as the SUDs provision.

·       Comments in the report from the Urban Designer related to the original 2019 application and had been included for reference only and were not relevant to the decision on this application.

·       There was no direct pedestrian link within the site, but a new footpath was proposed to the east of the site which would allow connection between the two sections.

·       Sperberry Hill was a national speed limit road and Stevenage Road was a 30mph road.

·       Occupants of the affordable housing units would still have access to the open spaces on the western section of the site.

·       On the ground the affordable units would appear self-contained as a group of houses with access from Stevenage Road, not unlike 6 dwellings further north of the site.

·       He was unsure whether a housing association provider had been agreed.

·       There was 1 visitor parking space proposed in the affordable housing side, with the other visitor spaces provided on the other side.

 

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

 

·       This was a relatively modest scheme and providing the affordable housing in one location would be more suitable to an affordable housing provider.

·       The proposed separation would mean that affordable unit occupiers would not need to contribute to the maintenance of the market value housing. This would help to make the properties affordable.

·       The design of the houses was tenure blind, in line with overall parameters.

·       It was a small site and access to the other side of the site would be a short walk along a new footpath.

 

The Chair invited the representative of the Applicant, Mr Russel Gray, to speak in support of the application. Mr Gray thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

 

·       The report outlined the comprehensive reasons why the application should be approved.

·       Policy SI2 of the adopted Local Plan sets out 4 specific criteria which have all been met. These included a detailed archaeological survey, incorporation of existing trees where possible, maintenance and enhancement of existing rights of way and noise mitigation measures.

·       The original application from 2019 had been worked on with officers and had addressed the concerns raised to make the scheme acceptable.

·       These changes included layout of the site and the mix of affordable properties.

·       The design was respectful of the character and appearance of the area and the density proposed was suitable.

·       Further evidence had been provided to the County Council Highways to demonstrate that safe access can be gained from both site entrances.

·       There were proposed ecological enhancements throughout the site, and these would contribute towards Biodiversity Net Gain (BNG).

 

The following Members asked points of clarification:

 

·       Councillor Michael Muir

·       Councillor Ruth Brown

·       Councillor Amy Allen

·       Councillor Elizabeth Dennis

 

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

 

·       A housing association had not yet been confirmed to manage the affordable housing on the site.

·       An energy assessment had been submitted and the developers were committed to air source heat pumps. The application was 55% more sustainable than required to meet Part L.

·       All greenspaces on the site were for general amenity.

·       The plans looked like there was a plot division, but it should be possible to rectify concerns regarding pedestrian access through the site.

 

N.B. Due to a technical issue, there was a break in proceedings, and the meeting reconvened at 22.01.

 

In response to points of clarification, the Development and Conservation Manager advised that there was no boundary detail at this stage and therefore this could be dealt with by condition. It was therefore possible to include a condition on an informal pedestrian link between the two sides, though due to space constraints a formal footpath would not be possible.

 

Councillor Michael Muir proposed to grant permission, with the additional conditions in the supplementary pack and on pedestrian access between the site, and this was seconded by Councillor Amy Allen. Following a vote, it was:

 

RESOLVED: That application 19/01669/FP be GRANTED subject to the reasons and conditions set out in the report of the Development and Conservation Manager, with the removal of Condition 24, the relevant renumbering of other Conditions and the following additional new Conditions 29 – 33, to read:

 

“Condition 29:

 

Prior to the first occupation of the development hereby permitted the vehicular access shall be completed and thereafter retained as shown on drawing number 18142-1006 Rev G in accordance with details/specifications to be submitted to and approved in writing by the Local Planning Authority in consultation with the highway authority. Prior to use appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

 

Reason: To ensure satisfactory access into the site and avoid carriage of extraneous material or surface water from or onto the highway in accordance with Policy 5 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 30:

 

Prior to the first occupation of the development hereby permitted a visibility splay shall be provided in full accordance with the details indicated on the approved drawing number 18142- 1006 Rev G. The splay shall thereafter be retained at all times free from any obstruction between 600mm and 2m above the level of the adjacent highway carriageway.

 

Reason: To ensure that the level of visibility for pedestrians, cyclists and vehicles is satisfactory in the interests of highway safety in accordance with Policy 5 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 31:

 

No development shall commence until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan: The Construction Management Plan / Statement shall include details of:

a)    Construction vehicle numbers, type, routing;

b)    Access arrangements to the site;

c)     Traffic management requirements;

d)    Construction and storage compounds (including areas designated for car parking, loading / unloading and turning areas);

e)    Siting and details of wheel washing facilities;

f)      Cleaning of site entrances, site tracks and the adjacent public highway;

g)    Timing of construction activities (including delivery times and removal of waste) and to avoid school pick up/drop off times;

h)    Provision of sufficient on-site parking prior to commencement of construction activities;

i)      Post construction restoration/reinstatement of the working areas and temporary access to the public highway;

j)      where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, pedestrian routes and remaining road width for vehicle movements;

k)     Phasing Plan.

 

Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way in accordance with Policies 5, 12, 17 and 22 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 32:

 

Prior to the first use of the development hereby permitted, arrangement shall be made for surface water from the proposed development to be intercepted and disposed of separately so that it does not discharge onto the highway carriageway.

 

Reason: To avoid the carriage of extraneous material or surface water from or onto the highway in accordance with Policy 5 of Hertfordshire’s Local Transport Plan (adopted 2018). To comply with Policy T1 of the Local Plan.

 

Condition 33:

 

Notwithstanding the approved plans, a permanent pedestrian/cyclist access shall be provided between approved Plots 7 and 8, and the dwellings approved to be accessed off Stevenage Road. The access shall be a minimum of 2.5m in width and shall be retained in perpetuity. Detailed plans of the access, its location within the development, and adjacent boundary details and hard surfacing, shall be submitted to the Local Planning Authority for approval prior to the first occupation of the dwellings. The approved details shall be completed prior to the first occupation of the affordable dwellings, unless otherwise agreed in writing with the LPA.

 

Reason: In the interests of maximising physical and social accessibility. To comply with Policy D1 of the Local Plan.”