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Agenda item

25/02794/RM HIGHOVER FARM, HIGHOVER WAY, HITCHIN, HERTFORDSHIRE, SG4 0RQ

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Reserved Matters for - Construction of Phase 1 Residential comprising 236 dwellings, associated road, drainage, servicing/utilities infrastructure, landscaping and open space provision in accordance with condition 3, 7, 10 and 11 of 18/01154/OP (and the partial discharge of associated condition 19)., The outline application was EIA development and an ES was provided. An EIA update note is provided with this Reserved Matters application.

Decision:

RESOLVED: That application 25/02794/RM be APPROVED reserved matters subject to:

 

a)           Providing delegated powers to the Development and Conservation Manager to:

 

i)             Update conditions and informatives with minor amendments as required; and

ii)            Finalise the tracking plans in consultation with the Highways Authority; and

 

b)           The conditions as set out in the report of the Development and Conservation Manager.

Minutes:

Audio recording – 2 hours 11 minutes 7 seconds

 

The Senior Planning Officer provided a verbal update on matters relating to Application 25/02794/RM and advised that:

 

·             The most up-to-date Location Plan had been published with the supplementary documents.

·             Tracking plans had not been agreed by the Highways Authority, therefore, an additional recommendation to provide delegated powers to the Development and Conservation Manager to finalise tracking plans in consultation with the Highways Authority was suggested.

 

The Senior Planning Officer then presented the report in respect of Application 25/02794/RM accompanied by a visual presentation consisting of plans and photographs.

 

The following Members asked questions:

 

·             Councillor Martin Prescott

·             Councillor Ruth Brown

·             Councillor Louise Peace

·             Councillor Daniel Allen

 

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

 

·             The condition relating to solar panels had already been discharged in a separate application and EV chargers were subject to a pre-occupation condition in a separate application.

·             The application had not been considered by the Design Review Panel, but Urban Design Officers had commented on the application and the Applicant would have to adhere to the District Urban Design Code on any future applications submitted.

·             Sustainable Drainage Systems (SUDS) had already been agreed in consultation with the Local Lead Flood Authority in a separate application.

·             The main road running through the site would likely be adopted by the Highways Authority, and the two loop roads in the development had also been designed to be adoptable. However, cul de sacs were unlikely to be adopted.

·             This phase of the development was denser than the next phase as it contained more flats rather than housing. However, 40% affordable housing would still be delivered across all phases for the site.

·             A consultation response from the Green Space Team had not been received but a previous comment from them detailed that the Council no longer required dog litter bins to be provided. As such, there were enough litter bins without those to satisfy requirements, but the Green Space Team would be contacted about this anyway in due course.

 

The Chair invited the Representative for the Applicant, Mr Mark Osborn to speak in support of the application. They thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:

 

·             The application complied with the approved Design Code, the Strategic Masterplan Framework and the Phasing Strategy.

·             They had worked closely with officers to discuss key design concerns, which had resulted in the amended plans in their current form.

·             This phase focused on the eastern side of the site and would enable a permeable and legible development in anticipation of features delivered in the next phases.

·             40% affordable housing would be delivered, with a higher proportion of 1 and 2-bed flats as this phase contained the character area of The Avenue where height and density were needed as prescribed by the outline planning permission and Design Code.

·             Most proposed dwellings in this phase would be 2 storeys and all proposed garages would be single storey.

·             A large proportion of the open space and biodiversity net gain requirements had been included in this application at Hitchin Meadows and Dane Walk.

·             Additional play on the way would be provided along the active travel corridor in the southern part of the site, which would link to a future pocket park in phase four.

·             A variation of mixed density and design had been shown in the plans, and the development would reflect the character of the surrounding area.

·             Much needed housing would be delivered for the district, and approval of this application would enable construction to begin this summer.

 

The following Members asked points of clarification:

 

·             Councillor Clare Billing

·             Councillor Daniel Allen

·             Councillor Louise Peace

 

In response to points of clarification, the Mr Osborn advised that:

 

·             They would be happy to engage with Hertfordshire Constabulary on Secured by Design in due course.

·             Affordable and social housing would be equally distributed across the site.

·             Heat pumps and solar panels would be on the affordable dwellings as this was a requirement.

 

In response to an additional question from Councillor Martin Prescott, the Senior Planning Officer advised that residents would have permitted rights to install solar panels on their roofs and many dwellings would have roofs appropriate for solar panel installation.

 

Councillor Nigel Mason proposed to approve reserved matters with the amendment suggested by the Senior Planning Officer in their verbal update, and this was seconded by Councillor Ruth Brown.

 

The following Members took part in the debate:

 

·             Councillor Martin Prescott

·             Councillor Ruth Brown

·             Councillor Daniel Allen

·             Councillor Ian Mantle

 

The following points were made as part of the debate:

 

·             Lots of needs were addressed through this application.

·             While it was preferred to see applications conform to the emerging Design Code, it was sufficiently compliant and they should approve this application without hesitation.

·             It had been positive to see the development progress to this stage.

·             Infrastructure such as public transport should be in place ahead of first occupancy.

 

Having been proposed and seconded and, following a vote, it was:

 

RESOLVED: That application 25/02794/RM be APPROVED reserved matters subject to:

 

a)           Providing delegated powers to the Development and Conservation Manager to:

 

i)             Update conditions and informatives with minor amendments as required; and

ii)            Finalise the tracking plans in consultation with the Highways Authority; and

 

b)           The conditions as set out in the report of the Development and Conservation Manager.

Supporting documents: