Agenda item

Approved in line with officer recommendation, subject to resolution of objections from Nature Space, conditions and completion of a S106 legal agreement, details to be set out in the minutes.

The Committee considered application 24/03243/OUT, an outline application for the demolition and re-building of a former railway abutment wall and the erection of up to 55 dwellings with associated infrastructure with all matters reserved except for means of access at Land North West Of Railway Farm Station Road Hook Norton for Gladman Developments Ltd.

 

Councillor David Rogers addressed the Committee as Local Ward Member.

 

Liz Sparrow, Hook Norton Parish Council and Caroline Sloan, local resident addressed the Committee in objection to the application. 

 

James Whitehead, Applicant, addressed the Committee in support of the application.

 

It was proposed by Councillor Parkinson and seconded by Councillor Thornhill that application 24/03243/OUT be approved, in line with the officer recommendation, subject to the inclusion of additional conditions in relation to the design code and layout.

 

In reaching its decision the Committee considered the officer’s report and presentation, public speakers and the written updates.    

 

Resolved 

 

That, in line with the officer’s recommendation, authority be delegated to the Assistant Director for Planning and Development to grant permission for application 24/03243/OUT subject to conditions, including the agreed additional conditions (wording to be confirmed in the decision notice), a S106 legal agreement and subject to no objection from nature space and the lead local flood authority as well as any amendments if deemed necessary. 

 

Conditions

 

1. Provision of 35% affordable housing on site 

2. Payment of a financial contribution towards off outdoor site sports and recreation provision in the locality of £2,017.03 per dwelling (index linked) 

3. Payment of a financial contribution towards off indoor site sports and recreation provision in the locality of £44, 262.24 (index linked) 

4. Payment of a financial contribution towards the provision of Household Waste Recycling Centres of £101.88 per dwelling (index linked) 

5. On-site provision of an equipped Local Area of Play and payment of a financial contribution to be confirmed (index linked) towards maintenance or other management provisions thereof 

6. Payment of a financial contribution towards the maintenance of on-site Open Space 

7. Payment of a financial contribution towards community hall facilities of?£60, 610.44 (index linked) 

8. Provision of a Habitat Management and Monitoring Plan (including funding) to secure long-term biodiversity net gain 

9. Payment of a financial contribution towards public transport provision of £1,326 per dwelling (index linked) 

10. Payment of a financial contribution towards improvements to Public Rights of Way in the vicinity of the site of £20,000 (index linked) 

11. Payment of a financial contribution towards Special Needs Education needs in the locality £26, 922 (index linked) 

12. Payment of the Council’s monitoring costs to be confirmed 

 

 

 

1.  Application for approval of all the reserved matters shall be made to the Local Planning Authority before the expiration of one year from the date of this permission and the development hereby permitted shall be begun either before the expiration of two years from the date of this permission or before the expiration of two years from the date of approval of the last of the reserved matters to be approved whichever is the later. 

 

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 5(1) of the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended). 

 

2.  Details of the layout, scale, appearance, access and landscaping (hereafter referred to as 'the reserved matters') shall be submitted to and approved in writing by the Local Planning Authority before any development takes place and the development shall be carried out as approved. 

 

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 6 of the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended). 

 

Compliance with Plans 

 

3.         Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the form and following approved plans: 

 

• Site Location Plan (0001 Rev P03) 

• Access Strategy Plan (001 Rev K) 

• Existing Retaining Wall Plan (2002 Rev P04) 

 

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework. 

 

CONDITIONS TO BE DISCHARGED PRIOR TO COMMENCING DEVELOPMENT 

 

4.    No development shall commence unless and until a specialist acoustic consultants report that demonstrates that all habitable rooms within the dwelling and external areas will achieve the noise levels specified in BS8233:2014 (Guidance on sound insulation and noise reduction for buildings) has been submitted to and approved in writing by the Local Planning Authority.  The development shall not be carried out other than in full accordance with the approved report. 

 

5.    No development shall commence unless and until a Phase 2 contamination report has been submitted to and approved in writing by the Local Planning Authority.  The development shall not be carried out other than in full accordance with the approved report. 

 

Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with saved Policy ENV12 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework. 

 

6.    No development shall commence, including any works of demolition until a Construction Environment and Traffic Management Plan has been submitted to and approved in writing by the local planning authority. The statement shall provide for at a minimum: 

 

• The parking of vehicles of site operatives and visitors; 

• Loading and unloading of plant and materials; 

• Storage of plant and materials used in constructing the development; 

• The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; 

• Wheel washing facilities including type of operation (automated, water recycling etc) and road sweeping; 

• Measures to control the emission of dust and dirt during construction; 

• Delivery, demolition and construction working hours;  

 

The approved Construction Method Statement shall be adhered to throughout the construction period for the development.  

 

Reason: To ensure the environment is protected during construction in accordance with saved Policy ENV1 of the Cherwell Local Plan 1996 and government guidance contained within the National Planning Policy Framework.  

 

7.  No development shall commence, including any demolition and any works of site clearance, until a mitigation strategy for great crested newts, which shall include timing of works, the location and design of alternative ponds/habitats together with the timing of their provision, has been submitted to and approved in writing by the local planning authority. Thereafter, the mitigation works shall be carried out in full accordance with the approved details. 

 

Reason: To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and government guidance contained within the National Planning Policy Framework.  

 

CONDITIONS TO BE DISCHARGED PRIOR TO OCCUPATION 

 

8.    Prior to first occupation of any of the dwellings hereby approved, a Travel Information Pack shall be submitted to and approved in writing by the local planning authority. The first residents of each dwelling shall be provided with a copy of the approved Travel Information Pack. 

 

Reason: To encourage occupiers of the new dwellings to use sustainable modes of transport in accordance with the National Planning Policy Framework. 

 

COMPLIANCE CONDITIONS 

 

9.    If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the local planning authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details. 

 

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with saved Policy ENV12 of the Cherwell Local Plan 1996 and government guidance contained within the National Planning Policy Framework. 

 

INFORMATIVES 

 

A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 3577 9483 or by emailing trade.effluent@thameswater.co.uk. Application forms should be completed online via www.thameswater.co.uk. Please refer to the Wholesale; Business customers; Groundwater discharges section. 

 

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.