Agenda item

Approved, subject to various requirements to be set out in the minutes

The Committee considered application 14/02156/OUT, an outline application for up to 95 homes (appearance, landscaping and layout reserved) at land south west of Cotefield Business Park, Oxford Road, Bodicote for Mr O Wells.

 

Councillor Heath proposed that application 14/02156/OUT be refused as the application represented overdevelopment in the open countryside and was outside the built up limits. Councillor Randall seconded the proposal.  The motion was duly voted on and subsequently fell.

 

Councillor Clarke proposed that the application be approved.  Councillor Gibbard seconded the proposal.

 

In reaching their decision the committee considered the officers’ report, presentation and written update.

 

Resolved

 

That application 14/02156/OUT be approved, subject to the following conditions:

 

General Implementation

 

1)    No development shall commence until full details of the layout (including the layout of the internal access roads, footpaths and cycle ways), appearance, and landscaping (hereafter referred to as reserved matters) have been submitted to and approved in writing by the Local Planning Authority.

 

2)    In the case of the reserved matters, the final application for approval shall be made not later than the expiration of three years beginning with the date of this permission. Each application shall demonstrate how the design and access principles shown on Drawing Nos: 7993-0047-04 (Phase Two Indicative Layout), 7993-0071-01 (Phase One and Two Interface Plan), 7993-0070-01 (Walking and Cycling Routes), and 7993-0060-01 (Walking Routes Plan) have been used to inform the reserved matters.

 

3)    The development to which this permission relates shall be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last reserved matters to be approved.

 

4)    The approved plans to which this permission relates are: Drawing Nos. OXF7993 Rev A Site Boundary, and OXF7993 Fig. 7993-0058-02.

 

5)    Prior to the commencement of the development hereby approved, a Phasing Plan covering the application site (Phase 2) and the development of the 82 dwellings approved under planning application ref: 11/00617/OUT (Phase 1) as shown on Figure No: 7993-0058-02 shall be submitted to and approved in writing by the Local Planning Authority. The Phasing Plan shall include a timetable for implementing the developments with estimated completion dates for each phase. Thereafter the development shall be carried out in accordance with the approved Phasing Plan.

 

Scale

6)    With regard to scale, the reserved matters shall demonstrate the following:

 

a)    No more than 30% of the dwellings to be 2.5 storey

b)    No more than 5% of the dwellings to be 3 storey

c)    No more than 35% of the dwellings to exceed 9 metres in height above existing ground level

d)    No building to exceed 11.5 metres in height above existing ground level

 

Unless alternative details of scale are submitted to and approved in writing by the Local Planning Authority.

 

Access

 

7)    Prior to the commencement of the development hereby approved, full details of the means of access between the land and the highway, including, position, layout, construction, drainage and vision splays shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the means of access shall be constructed and retained in accordance with the approved details.

 

8)    Prior to the commencement of the development hereby approved, full specification details of the internal access roads, footpaths and cycle ways which shall include construction, layout, surfacing, drainage and lighting, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

 

9)    Prior to the commencement of the development hereby approved, full specification details of the vehicular accesses, driveways and turning areas to serve the dwellings, which shall include construction, layout, surfacing and drainage, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of any of the dwellings, the accesses, driveways and turning areas shall be constructed in accordance with the approved details.

 

10)Prior to the first occupation of the development hereby approved, full details of the proposed enhancements to the local footpath network, as shown on Drawing No: 7993-0060-01, shall be submitted to and approved in writing by the Local Planning Authority. The details shall include at least two points of connection between the development and the local footpath network and a timetable for implementing the proposed enhancements. Thereafter the approved details shall be implemented in accordance with the approved timetable.

 

Archaeology

 

11)Prior to the commencement of the development (other than in accordance with the submitted archaeological Written Scheme of Investigation produced by RPS), a staged programme of archaeological evaluation and mitigation shall be carried out by an appropriately qualified archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority prior to the first occupation of the development.

 

Drainage

 

12)Prior to the commencement of the development hereby approved, a detailed scheme for the surface water and foul sewage drainage of the development, which shall be broadly in accordance with the drainage proposals set out in the submitted Flood Risk Assessment produced by Forge Engineering Design Solutions, shall be submitted to, and approved in writing by, the Local Planning Authority.  Thereafter the development shall be carried out in accordance with the approved drainage scheme.

 

13)Prior to the commencement of the development hereby approved, impact studies of the existing water supply infrastructure, which shall determine the magnitude and timing of any new additional capacity required in the system and a suitable connection point, shall be submitted to, and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

 

Noise

 

14)Prior to the commencement of the development hereby approved, a noise mitigation scheme in respect of the dwellings falling within the zone “Treatment 1” as shown on Figure 3 in the Noise Assessment submitted with the application, demonstrating that internal noise levels do not exceed the criteria specified in Table 4 of the British Standard BS 8233:2014 ‘Guidance on sound insulation and noise reduction for buildings’, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the dwellings affected by this condition, the dwellings shall be insulated and maintained in accordance with the approved details.

 

15)Prior to the commencement of the development, a Construction Environment Management Plan (CEMP), which shall include details of the measures to be taken to ensure construction works do not adversely affect residential properties on, adjacent to or surrounding the site together with details of the consultation and communication to be carried out with local residents shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with approved CEMP.

 

Trees and Biodiversity

 

16)Prior to the commencement of the development hereby approved, including any demolition and any works of site clearance, a Construction Environmental Management Plan (CEMP), which shall include details of the measures to be taken to ensure that construction works do not adversely affect biodiversity, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved CEMP.

 

17)The development hereby approved shall be carried out in strict accordance with the recommendations detailed in section 4 of the Bat Activity Survey dated November 2014 (paragraphs 4.9 to 4.31) submitted with the application.

 

18)The development hereby approved shall be carried out in strict accordance with the recommendations detailed in sections 9, 10 and 11 of the Arboricultural Impact Assessment dated 28 November 2014 submitted with the application.

 

19) (a) No retained tree shall be cut down, uprooted, damaged or destroyed without the prior written approval of the Local Planning Authority.

 

(b) If any retained tree is cut down, uprooted, destroyed or dies, another tree shall be planted in the same place in the next planting season following the removal of that tree, full details of which shall be first submitted to and approved in writing by the Local Planning Authority.

 

In this condition a “retained tree” is an existing tree which shall be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) shall have effect until the expiration of five years from the date of this permission.

 

Other matters

20) No development shall commence until a Sustainable Construction Statement has been submitted to and approved in writing by the Local Planning Authority. The Statement shall demonstrate which sustainable construction methods shall be used in the development to achieve, as far as practicably possible, zero carbon development including but not limited to:

 

(i)         Minimising both energy demands and energy loss;

(ii)        Maximising passive solar lighting and natural ventilation;

(iii)       Maximising resource efficiency;

(iv)       Incorporating the use of recycled and energy efficient materials;

(v)        Incorporating the use of locally sourced building materials;

(vi)       Reducing waste and pollution and making adequate provision for the recycling of waste;

(vii)      Making use of sustainable drainage methods;

(viii)     Reducing the impact on the external environment and maximising opportunities for cooling and shading; and

(ix)       Making use of the embodied energy within buildings wherever possible and re-using materials where proposals involve demolition or redevelopment.

 

The development shall thereafter be carried out in full accordance with the approved Statement.

 

21) Prior to the first occupation of any dwelling on the site, a scheme for the provision of refuse and recycling bins to serve each dwelling including details of the type and specification of  the bins to be provided and a programme for their provision, shall have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved scheme.