Agenda item

APP/21/00605 - Land at Forty Acres Farm, Havant Road, Havant

Meeting of Planning Committee, Thursday, 11th November, 2021 5.00 pm (Item 48b)

Proposal: Re-plan part of the residential area of the site to facilitate an additional 34 new homes within the development area to create a total 147 dwellings, inclusive of the additional 34 units.

Additional Information

Minutes:

(The site was viewed by the Site Viewing Working Party on 4 November 2021)

Proposal: Re-plan part of the residential area of the site to facilitate an additional 34 new homes within the development area to create a total 147 dwellings, inclusive of the additional 34 units.

The Committee considered the written report and recommendation from the Head of Planning to grant permission.

The Committee received the supplementary information, circulated prior to the meeting which:

(1) included written deputations submitted on by Mr Giles and by Mr Gateley, for Barratt David Wilson Homes Southampton;

(2) gave an update on the policy implications of the Panning Inspector’s interim findings on the emerging local plan;

(3) included revised Appendices C, D and E;

(4) updated the Committee on the responses received from Sothern Water and the Landscape Officer;

(5) updated the planning considerations set out in the submitted report; and

(3) amended the recommendation set out in the report.

The Committee was addressed by Mr Gateley, who supported the application by reiterating the issues raised in his written deputation.

In response to questions from members of the Committee, the deputee advised that:

· the proposal was changed to reflect changes in the market and is a closer fit to the Council’s policy.

· the density is similar to other areas within the development and made efficient use of the land and considered appropriate.

· It was difficult when redesigning a development to mathematically get the correct number of affordable a housing. A contribution had agreed to make up the difference.

· car parking met the Council’s standards without downgrading the quality of the environment

· Indicated the location of the proposed cesspit and advised that this would only be utilised in emergencies

· Tankers would probably be used if the cesspit and pumping station failed

In response to the issues raised in the written deputations and deputations made at the meeting, the officers advised that the:

Foul sewerage

· sewerage system would be adopted and subject to regulations

Density

· the proposed density complied with the emerging local plan

The Committee discussed the application in detail together with the views raised by deputees.

The Committee considered that this scheme would help the Council to deliver its housing supply targets and could find no reasons to justify refusal

RESOLVED that application APP/21/00605 be granted permission subject to:

(A) a Section 106 Agreement as set out in paragraph 7.100; and

(B) the following conditions (subject to such changes and/or additions that the Head of Planning considers necessary to impose prior to the issuing of the decision):

1 The development must be begun not later than three years beginning with the date of this permission.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2 The development hereby permitted shall be carried out in accordance with the following approved plans:

Planning

Application Form

CIL Assumption of Liability Form

CIL Additional Information Form

Planning Design & Access Statement

Affordable Housing Statement

Statement of Community Involvement

Design and access statement

Planning statement

Heritage statement

Air quality Assessment – October 2018

ARCHAEOLOGICAL Written Scheme of Investigation LP3190L-WSI-v1.3

ARCHAEOLOGICAL Desk Based assessment April 2018

Bat report April 2018

Biodiversity Action Plan

CONTAMINATED LAND REVIEW J16120/db/c08

EARTHWORKS STRATEGY AND MATERIALS MANAGEMENT -J16120 October 2019

GROUND INVESTIGATION REPORT J16120/db/c03

Mitigation Area Creation, Management and Monitoring Strategy A108712

Extended Phase 1 Habitat Survey – April 2018

Report to Inform Habitats Regulations Assessment Stage 1 and Stage 2 – May 2021

Winter Bird Mitigation Strategy April 2018

Noise constraints plan R8192-3 Rev 0

Noise assessment – August 2019

Transport note – Uplift technical note

Revised Transport Assessment – June 2019

Travel plan June 2019

Landscape Maintenance and Management Plan Revision 03 25 April 2018

Flood risk assessment – May 2021 TRS/BSO/E4409/17864

Utilities Statement May 2021 AC/BSO/E4519/17867

Architect’s Plans

Proposed site layout 201

Proposed site layout coloured 202

Proposed residential site layout plan 203 Rev B

Boundary Treatment Plan 204

Affordable layout plan 205

Affordable Cell plan 206

SHARED DRIVEWAYS PLAN 207

Storey height plan 208

Bin and cycle storage plan 209

Chimney location plan 210

Electric vehicle charge plan 211

Materials plan 212

Proposed street scenes 213 Rev:P1

Elevations of dwellings contained within Housetype Booklet – July 2021

Landscape and trees

Landscape proposal sheet 1 of 9 Rev: Q

Landscape proposal sheet 2 of 9 Rev: Q

Landscape proposal sheet 3 of 9 Rev: Q

Landscape proposal sheet 4 of 9 Rev: Q

Landscape proposal sheet 5 of 9 Rev: Q

Landscape proposal sheet 6 of 9 Rev: Q

Landscape proposal sheet 7 of 9 Rev: Q

Landscape proposal sheet 8 of 9 Rev: Q

Landscape proposal sheet 9 of 9 Rev: Q

ARBORICULTURAL ASSESSMENT AND METHOD STATEMENT - 16270-AA4-CA

MANUAL FOR MANAGING TREES - V2.1

Tree protection plan 16270-6

Highways, drainage and levels

REPLAN REFUSE VEHICLE SWEPT PATH ANALYSIS BSO-E4519-053 B

REPLAN FIRE TENDER SWEPT PATH ANALYSIS BSO-E4519-054 B

REPLAN HIGHWAY LAYOUT REVIEW BSO-E4519-055 B

REPLAN PEDESTRIAN VISIBILITY SPLAY ANALYSIS BSO-E4519-056 B

REPLAN LEVELS STRATEGY BSO-E4519-057 B

REPLAN DRAINAGE STRATEGY BSO-E4519-058 A

REPLAN SURFACE WATER CATCHMENT AREAS BSO-E4519-059 A

REPLAN EXCEEDANCE FLOW LAYOUT BSO-E4519-060 A

REPLAN INDICATIVE STREET LIGHTING LAYOUT BSO-E4519-061 A

EXTERNAL LEVELS LAYOUT BSO-E4519-504 Q

Reason: - To ensure provision of a satisfactory development.

Landscaping

3 Notwithstanding any description of landscaping in the application no above ground construction works shall take place until a further detailed Scheme of Soft and Hard Landscape Works has been submitted to and approved in writing by the Local Planning Authority. These details shall include:

i) Written specifications (including cultivation and other operations associated with plant and grass establishment,

ii) Planting methods, tree pits & guying methods,

iii) schedules of plants, noting species, planting sizes and proposed numbers/densities where appropriate,

iv) Retained areas of grassland cover, scrub, hedgerow, trees and woodland,

v) Manner and treatment of watercourses, ditches and banks,

vi) Details of all hard-surfaces, such as paths, access ways, seating areas and parking spaces, including their appearance, depth and permeability,

vii) Means of enclosure, in particular boundary walls and planting around properties and including their frontages, including any retaining structures, and measures to break up parking area

viii) The type of street lighting including calculations, contour illumination plans and means to reduce light pollution

ix) A timetable for implementation of the soft and hard landscaping works.

The scheme of Soft and Hard Landscaping Works shall be implemented in accordance with the approved timetable. Any plant which dies, becomes diseased or is removed within the first five years of planting, shall be replaced with another of similar type and size, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To achieve an appropriate landscaping scheme to integrate the development into the landscape and mitigate any impact upon the amenities of neighbouring properties, and to ensure that the roads, footway, footpath, cycleway, street lighting and surface water drainage are constructed to an appropriate standard to serve the development in accordance with policies DM10, CS12 and CS16 of the Havant Borough Local Plan (Core Strategy 2011) and the National Planning Policy Framework.

Materials

4 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in accordance with the Materials plan 212 and the particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 05 March 2020 in respect of Condition 4 of Planning Permission APP/18/00450; viz:

Physical samples of bricks, as follows:

Sunset Red Multi stock brick (Wienerberger)

Pembridge Red Multi stock brick (Wienerberger)

Nevada Buff feature brick (Wienerberger)

Staffordshire blue feature brick (Wienerberger)

Reason: To ensure the appearance of the development is satisfactory and having due regard to policies CS11 and CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

5 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 15 October 2020 in respect of Condition 5 of Planning Permission APP/18/00450; viz:

Landscape and Ecological Management Plan, March 2020

Mitigation Area Creation, Management and Monitoring Strategy and a Landscape and Ecological

Management Plan (WYG, June 2020)

All mitigation and enhancement features shall be permanently retained and maintained. The development shall be carried in accordance with the approved details

Reason: To protect biodiversity in accordance with the Conservation Regulations 2010, Wildlife & Countryside Act 1981, the NERC Act (2006), National Planning Policy Framework and Policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011.

6 Unless otherwise agreed in writing by the Local Planning Authority, the approved tree protective measures, including fencing and ground protection, as shown on Barrell Arboricultural assessment and method statement particulars ARBORICULTURAL ASSESSMENT AND METHOD STATEMENT - 16270-AA4-CA, MANUAL FOR MANAGING TREES - V2.1, Tree protection plan 16270-6 shall be installed.

No arboricultural works shall be carried out to trees other than those specified and in accordance with the submitted Tree Survey. Within the fenced area(s), there shall be no excavations, storage of materials or machinery, parking of vehicles or fires.

Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with the objectives of the National Planning Policy Framework and Policy CS16, of the Havant Borough Local Plan (Core Strategy) 2011.

7 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 15 October 2020 in respect of Condition 7 of Planning Permission APP/18/00450; viz:

Updated Mitigation Area Creation, Management and Monitoring Strategy and a Landscape and Ecological

Management Plan (WYG, June 2020).

All mitigation and enhancement features shall be permanently retained and maintained. The development shall be carried in accordance with the approved details

8 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 15 October 2020 in respect of Condition 8 of Planning Permission APP/18/00450; viz:

Construction Traffic & Construction Environmental Management Plan, March 2020

Landscape and Ecological Management Plan, March 2020

Mitigation Area Creation, Management and Monitoring Strategy and a Landscape and Ecological

Management Plan (WYG, June 2020).

9 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 11 August 2020 in respect of Condition 10 of Planning Permission APP/18/00450; viz:

Earthworks Strategy and Materials Management Plan, Ref J16120 Issue No 4

Reason: Having due regard to policies DM10 of the of the Havant Borough Local Plan (Core Strategy) 2011 and DM17 of the Havant Borough Local Plan (Allocations) [2014], to ensure that deposited soils are suitable for their intended use and that no unacceptable exposures to contaminants may occur.

10 Prior to the occupation of any relevant part of the permitted development, a report shall be submitted to and approved in writing by the Local Planning Authority which demonstrates that the works outlined within the Wilson Bailey ‘Contaminated Land Review and Discussion’ report Ref J16120/bd/c08 (17/01/2020) & Wilson Bailey Earthworks Strategy Design Statement & MMP Support Document Ref: J16120 (March 2020) have been satisfactorily completed. The report shall include results of sampling and monitoring carried out in accordance with the above-referenced documents, and must demonstrate that site acceptance criteria have been met.

Reason: Having due regard to policies DM10 of the of the Havant Borough Local Plan (Core Strategy) 2011 and DM17 of the Havant Borough Local Plan (Allocations) [2014], and paragraphs 178-180 of the National Planning Policy Framework; to ensure that deposited soils are suitable for their intended use and that no unacceptable exposures to contaminants may occur.

11 No individual dwelling as being subject to high levels of noise, as indicated on plan SK05 of WYG Noise Assessment dated August 2019, shall be occupied unless and until mitigation has been installed and demonstrated through post validation testing to determine compliance with the noise impact assessment as provided by WYG in the Noise Assessment : August 2019). Such testing can be achieved using sample dwellings, as per the measurement positions.

This shall be submitted to and agreed in writing by the Local Planning Authority. This report is to confirm the expected noise levels within the proposed dwellings have been achieved and are in line with those levels laid out in BS8233:2014, and recommended for indoor ambient noise levels for dwellings, especially in relation to living rooms and bedrooms i.e. during the day (07:00 to 23:00) 35 dB L Aeq,16 hour and at night (23:00 to 07:00) 30 dB L Aeq,8 hour for bedrooms. the glazing and ventilation strategy mitigation measures outlined in the WYG Noise Assessment dated August 2019, shall be retained at all times, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure the residential amenity of the property is not impacted upon by any external noise levels and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

12 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 24 July 2020 in respect of Condition 15 of Planning Permission APP/18/00450; viz:

Construction Traffic & Construction Environmental Management Plan, February 2020

Plan no. BSO/E4519/475 – Existing Sewer Location and Interaction

Plan no. BSO/E4519/477 – Existing Sewer Longsection

Plans received 26.6.20

BSO/E4519/475 Existing sewer location and interaction - April 2019

BSO/E4519/477 Section through existing sewer - March 2020)

13 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 06 April 2020 in respect of Condition 16 of Planning Permission APP/18/00450; viz:

Micro Drainage Calculations

16 x plans

Plan no. BSO/E4519/017 Rev G – Exceedance Flow Layout

Drainage General Arrangement plans Sheets 1-14 of 14

Plan no. BSO/E4519/465 – Drainage General Arrangement Sheet 15 of 15

Owners Manual Relating to Surface Water Drainage Maintenance, BSO/E4519

RCP Flood Risk Assessment, April 2018 (approved by permission APP/18/00450; unaltered)

RCP - INFORMATION_TO_ADDRESS_LLFA_COMMENTS-1378723.pdf (11/03/2020).

Reason: Without the provision of an appropriate surface water connection point the development cannot be appropriated mitigated and having due regard to policies and proposals CS16 and DM10 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

14 The development permitted shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) (dated 20th April 2018) as secured under condition 17 of permission APP/18/04450 and as updated by the Flood Risk assessment (dated May 2021) TRS/BSO/E4409/17864 and the following mitigation measures detailed within the FRA:

1. Existing ground levels are to be raised to a minimum of 4.4m above Ordnance Datum (AOD) for the extent indicated on drawing number BSO/E4519/029 B (Appendix G of the FRA).

2. Finished floor levels are set no lower than 4.7m above Ordnance Datum (AOD).

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the Flood Risk Assessment (FRA) (dated 20th April 2018) and dated May 2021, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To prevent flooding elsewhere by ensuring that compensatory storage of flood water is provided, to reduce the risk of flooding from blockages to the existing culvert, and to reduce the risk of flooding to the proposed development and future occupants. This condition is required in accordance with Section 9 of the Planning Practice Guidance to the National Planning Policy Framework (NPPF) for Flood Risk and Coastal Change and Policy CS15 Flood and Coastal Erosion Risk of the Havant Borough Local Plan (Core Strategy) 2011.

15 No development shall be carried out within 3m of the high pressure gas pipeline and no piling or boreholes within 15m without the prior written consent of the Local Planning Authority in consultation with Southern Gas Networks.

Reason: To safeguard the amenities of the locality and or occupiers of neighbouring property and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011and the National Planning Policy Framework.

16 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 06 April 2020 in respect of Condition 21 of Planning Permission APP/18/00450; viz:

Construction Traffic & Construction Environmental Management Plan, Construction Method Statement - Harbour Place Rev 5'. Received 27/3/20

Reason: To safeguard the amenities of the locality and in the interests of traffic safety and having due regard to policies CS16 and DM10 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

17 The car parking, servicing and other vehicular access arrangements shown on the approved plans to serve each individual dwelling hereby permitted shall be made fully available for use prior to that dwelling being first brought into use and shall be retained thereafter for their intended purpose.

Reason: In the interests of highway safety and having due regard to policy DM13 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

18 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the plans and particulars approved in the Local Planning Authority's Discharge of Condition Notice dated 06 April 2020 in respect of Condition 23 of Planning Permission APP/18/00450; viz:

Written scheme of investigation, REf.LP3190L-WSI-v1.3, September 2019

Reason: To assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets and having due regard to Policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

19 Following completion of archaeological fieldwork a report shall be produced in accordance with an approved programme including where appropriate post-excavation assessment, specialist analysis and reports, publication and public engagement.

Reason: To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations and having due regard to Policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

20 The development hereby permitted shall not be occupied until:

(a) A water efficiency calculation in accordance with the Government's National Calculation Methodology for assessing water efficiency in new dwellings has been undertaken which demonstrates that no more than 110 litres of water per person per day shall be consumed within the development, and this calculation has been submitted to, and approved in writing by, the Local Planning Authority; and

(b) All measures necessary to meet the approved water efficiency calculation have been installed.

Reason: There is existing evidence of high levels of nitrogen and phosphorus in the water environment with evidence of eutrophication at some European designated nature conservation sites in the Solent catchment. The PUSH Integrated Water Management Strategy has identified that there is uncertainty as to whether new housing development can be accommodated without having a detrimental impact on the designated sites within the Solent. Further detail regarding this can be found in the appropriate assessment that was carried out regarding this planning application. To ensure that the proposal may proceed as sustainable development, there is a duty upon the local planning authority to ensure that sufficient mitigation is provided against any impacts which might arise upon the designated sites. In coming to this decision, the Council have had regard to Regulation 63 of the Conservation of Habitats and Species Regulations 2017, Policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011, and Policy E14, EX1 and E12 of the Pre-Submission Havant Borough Local Plan.

21 At all times following occupation of the development hereby approved, all measures necessary to meet the approved water efficiency calculation shall be maintained so as to ensure that no more than 110 litres per person per day shall be consumed in the development in perpetuity.

22 Prior to the occupation of the development full details of the Electrical Vehicle Charging points, as shown on plan Electric vehicle charge plan 211 shall be submitted to and approved in writing by the Local Planning Authority. The details shall include samples, location and / or a full specification of the materials to be used externally on the buildings. Only the materials so approved shall be used, in accordance with any terms of such approval.

23 No dwelling hereby permitted shall be first occupied anywhere on the site until the road(s) serving that dwelling have been laid to at least base course.

Reason: To avoid excess soil being deposited on the existing roads and having due regard to policy DM10 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

24 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in full accordance with the drainage system in accordance with the Flood Risk Assessment ref: TRS/BSO/E4409/17864.

Any revised details submitted must include a technical summary highlighting any changes, updated detailed drainage drawings and detailed drainage calculations.

Supporting documents: