Agenda and minutes

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Contact: Peter Mannings  Tel: (01279) 502174 Email:  peter.mannings@eastherts.gov.uk

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Items
No. Item

211.

Apologies

To receive apologies for absence.

Additional documents:

Minutes:

Apologies for absence were submitted on behalf of Councillors P Boylan and K Warnell.  It was noted that Councillors D Oldridge and P Ballam were substituting for Councillors P Boylan and K Warnell respectively.

212.

Declarations of Interest

To receive any Members' declarations of interest.

Additional documents:

Minutes:

Councillor S Bull declared a disclosable pecuniary interest in application 3/16/1939/FUL, on the grounds that he was Chairman of the Trustees that had purchased the land for Buntingford Town Council and he was also a Member of Buntingford Town Council.  He left the room whilst this application was determined.

213.

Minutes - 12 September 2018 pdf icon PDF 49 KB

To confirm the Minutes of the meeting of the Committee held on Wednesday 12 September.

Additional documents:

Minutes:

Councillor P Ruffles proposed and Councillor M Casey seconded, a motion that the Minutes of the meeting held on 12 September 2018 be confirmed as a correct record and signed by the Chairman.  After being put to the meeting and a vote taken, this motion was declared CARRIED.

 

RESOLVED – that the Minutes of the meeting held on 12 September 2018, be confirmed as a correct record and signed by the Chairman.

214.

3/18/0031/FUL - Residential development comprising 35 units in total, with 12 affordable homes, serviced by a new estate road accessed from Farnham Road at Land at Junction of Rye Street and Farnham Road, Bishop's Stortford pdf icon PDF 138 KB

Recommended for Approval

Additional documents:

Minutes:

The Head of Planning and Building Control recommended that in respect of application 3/18/0031/FUL, subject to a legal agreement, planning permission be granted subject to the conditions detailed in the report now submitted.

 

The Head referred to the late representations summary including an update from the applicant and a consultation response from Thames Water.  Members were advised that the principal policy issues had been well rehearsed in respect of application 3/16/0452/FUL.

 

The Head referred to the prominence of the site and reminded Members that elements of the first application were being implemented.  The design of the scheme was linked to the elevated position of the site above Rye Street and also in relation to the slope of Farnham Road.

 

Members were advised that negotiations with the applicant had resulted in more landscaping and tree planting to soften the impact of the proposed development.  Certain permitted development (PD) rights would be removed for the properties that would face onto the new roundabout between the site and the Mountbatten Indian Restaurant.

 

The Head concluded that the application was acceptable with the above constraints and the scheme represented a good standard of design.  Farnham Parish Council had objected on highways grounds regarding the proposed access to the site and the width and alignment of Farnham Road.  The Parish Council was also concerned regarding safety when large vehicles had to pass each other.

 

Members were advised that the Highways Authority were content with the site access and were happy with the visibility.  The Highways Authority also welcomed the proposed cycle path and the pedestrian crossing on Rye Street.

 

The Head commented on the linkages to the Town Centre via Grange Paddocks and advised Members that discussions were underway to deliver the proposed cycle route.  Officers felt that the housing mix was satisfactory and the housing units were better aligned with the Strategic Housing Market Assessment than in the original application for 30 dwellings.

 

Members were advised of a strategy for surface water drainage in respect of drainage flows.  The Head referred to details of foul water drainage disposal and the position of the Environment Agency and Thames Water.

 

The Head referred to the provisions of the Section 106 agreement which closely met the toolkit requirements of the District and County Councils.  He stated that the reduced affordable housing provision (34% as opposed to 40% in the existing permission for 30 dwellings) had been predicated upon a viability assessment.  The main points at issue were the threshold land value and construction costs.  The Head also referred to the public benefit of the proposed cycle path and Rye Street crossing.

 

Members were advised that the 12 affordable homes were of good quality and a reasonable compromise had been achieved.  The Head referred to other positive aspects of the Section 106 agreement and the design and landscaping of the scheme.  Officers felt that on balance, the application was acceptable and could be supported by the Committee.

 

Councillor D Andrews referred to paragraph 8.18  ...  view the full minutes text for item 214.

215.

3/16/1939/FUL - Change of use from agricultural land to cemetery including access at Land adjacent to Cemetery at St Bartholomew's Church, The Causeway, Buntingford pdf icon PDF 171 KB

Recommended for Approval

Additional documents:

Minutes:

The Head of Planning and Building Control recommended that in respect of application 3/16/1939/FUL, planning permission be granted subject to the conditions detailed in the report now submitted.

 

The Head summarised the application and detailed the relevant planning history.  The application would provide space for approximately 1460 burial spaces and space for cremated remains.  The application had been submitted a number of years previously and was before Members for a decision now that the concerns of the Lead Local Flood Authority and the Environment Agency had been resolved.

 

Members were advised that the site was located outside the settlement boundary of Buntingford and in the rural area beyond the Green Belt.  The application was therefore contrary to rural area policy.  Officers had not however, identified any visual harm regarding the proposed development or any harm in relation to highways matters, proposed drainage or in respect of any neighbouring properties. 

 

The Head emphasised that there was an identified need for further burial space in the local area and another application for a cemetery had been approved a number of years ago.  That application had not been implemented however due to it not being the preferred site and this application had been submitted to meet the identified need.  Officers had recommended approval as there was no other identified harm and the conflict with rural area policy was outweighed by the benefits of the application.

 

Councillor M Casey expressed concerns that this was a vulnerable ground water area and there was a risk of pollution of the water table and of drinking water.  He commented on the conditions stipulating that all burials must be at least 250 metres from a well and at least 30 metres from any other spring or watercourse.  He stated that he had not seen any wells and questioned whether there were any springs.  He sought clarification on the expected demand of up to 10 burials a year.

 

Councillor D Andrews commented on what would take place if the entrance gates did not open automatically and a vehicle needed to access the site.  He believed that the gates should be sufficiently set back so as to avoid vehicles overhanging the road.

 

Councillor J Jones, as the local ward Member, referred to the identified need for extra burial capacity as the nearby burial ground had 6 spaces left.  He stated that he would be supporting the application and referred to the purchase of land from a local charity for Buntingford Town Council.  He emphasised that New Homes Bonus funds had already been spent on potential flooding and drainage issues.

 

The Head confirmed that condition 7 in the report submitted was linked to the consultation response from the Environment Agency and related to a flood mitigation strategy for this site.  Officers believed that there would be no impact on groundwater and the technical advice from the Environment Agency was that the application was acceptable subject to this condition being accepted.

 

The Head advised that condition 5 required the gate  ...  view the full minutes text for item 215.