Agenda item

Recommended for Approval.

The Head of Planning and Building Control recommended that in respect of application 3/16/1251/REM, reserved matters planning permission be granted subject to the conditions detailed in the report now submitted.

The Head advised that outline permission had been approved and this reserved matters application formed part of the wider Bishop’s Stortford North development proposals.  The scheme was for a revised access and layout of the spine road through the site, landscaping and footways adjacent to the spine road, landscaping within the proposed riverside park open space and landscaping around the circumference of the site.

The Head detailed a number of issues for Members to consider including policies of the East Herts Local Plan Second Review April 2007, the National Planning Policy Framework and Neighbourhood Plan policies.  He referred to the principles of garden cities and referred Members to the additional representations summary.  He advised Members that the legal agreement and first condition that were detailed in the report were not required in this case.

Councillor P Ruffles referred to the comments of the Ramblers Society regarding the plans displaying the public rights of way.  Councillor K Warnell expressed concerns that future residents faced an additional financial burden if Hertfordshire Highways did not take responsibility for new roads proposed as part of this application.  He also commented on noise related matters and stressed that construction traffic should enter and leave the site from outside of the town centre of Bishop’s Stortford.

The Head stated that arrangements would be made for a temporary access to this site directly from the A120 and the details of this would be submitted to and agreed with Hertfordshire Highways.  He also referred to Hazel End Road and the proposed Riverside Park and steps that would be taken to avoid a burden being placed upon Rye Street.

Members were advised that public footpaths to be provided on the riverside park would link with the existing network.  The provision of other elements, such as the open space elements of the proposed development were covered by the existing legal agreement.  Members were reminded that Hertfordshire Highways were seeking to limit its future liabilities with regard to the adoption of roads.  With regard to management costs of roads, the highway authority preferred not to adopt roads with roadside verges with trees between the carriageway and footway.  A management company approach was not an uncommon arrangement for the maintenance costs of roads not managed by highways.

The Legal Services Manager reminded the Committee of what may constitute a material consideration, and gave an example in that the negative effect on the value of a property would not constitute one.  The Head confirmed that the longer term management safeguards were detailed in the report and the additional representations summary.

After being put to the meeting and a vote taken, the Committee accepted the recommendation of the Head of Planning and Building Control as now submitted.

RESOLVED – that in respect of application 3/16/1251/REM, reserved matters planning permission be granted subject to the conditions detailed in the report.