Agenda item

Recommended for Approval.

Mr Francis addressed the Committee in objection to the application.

The Head of Planning and Building Control recommended that in respect of application 3/16/0452/FUL, planning permission be granted subject to a legal agreement and the conditions detailed in the report now submitted.

The Head stated that the site was within the settlement boundary of Bishop’s Stortford and was part of site ASR4 in the East Herts Local Plan Second Review April 2007.  The site was not allocated as part of the Bishop’s Stortford north sites in the emerging District Plan.  Officers had considered the scheme against the Local Plan, District Plan policies and the policies of the Neighbourhood Plan.

The Head referred to a green margin to the front of the site and commented on improved cycle way provision with the potential for longer term linkages.  He referred to highways matters and the issue of flood risk and concluded that the benefits of the proposed development outweighed any harm.

Councillor D Andrews emphasised his concerns regarding flooding.  He referred to the lack of objection or conditions from the authority responsible for flood mitigation and commented on conditions regarding Sustainable Urban Drainage Solutions (SuDs) or permeable paving.  He also expressed concern that the affordable housing units were to be located in one cluster which was contrary to the guidance in the Affordable Housing SPD that affordable units should be pepper-potted on the site.

Following comments from Councillor M Casey, the Head emphasised that the County Council had been testing options for the delivery of a 3 form entry (3FE) primary school with an access off Farnham Road.  Members were also advised that the preferred flood risk mitigation measures were the solutions at the softer end of the spectrum such as swale ponds.

Councillor K Warnell referred to policy HDP1 and garden city development principles.  Following further queries from Councillors M Casey and the Chairman regarding school provision, the Head detailed the planned arrangements for school provision in the area of this site and the wider ASRs.

The Head referred to affordable housing and the Strategic Housing Market Assessment (SHMA) and emphasised the importance of meeting the most pressing local housing need.  He also referred to the local Neighbourhood Plan definition of garden city principles and detailed the wording of policy HDP1 in that there would be access to sustainable green spaces.

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 3/16/0452/FUL, planning permission be granted subject to a legal agreement and the following amended conditions:

1.        Three year time limit (1T121)

2.        Approved plans (2E102)

3.        Programme of archaeological work (2E021)

4.        Samples of materials (2E121)

5.        Landscape implementation (4P131)/ and or further landscape details as may be required

6.        Construction hours and working (6N071)

7.        Prior to the commencement of the development reclamation of the site shall be carried out in accordance with document reference a) Phase 1 desktop study October 2015, unless otherwise agreed in writing by the Local Planning Authority. On completion of the reclamation works, the developer shall provide a validation report which confirms that the works have been completed in accordance with the approved documents and plans.

Reason: To ensure that adequate protection of human health, the environment and water courses is maintained.

8.        Prior to the commencement of any development, details of a protective fence to be erected between the part of the site to be developed and the Bourne Brook to ensure that there is no harmful impact on ecological interests during the course of development, shall be submitted to and agreed in writing by the LPA.  Once agreed, the fencing shall be erected as agreed prior to the commencement of any on site operations which may impact on ecological interests and shall be retained during the duration of the implementation of the development.

Reason: In the interests of protecting wildlife habitat and corridor along Bourne Brook in accordance with section 11 of the National Planning Policy Framework.

9.        Wheel washing (3V25)

10.    No development shall take place until a full detailed surface water drainage scheme for the site, based on attenuation and discharge into the Bourne Brook, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

        The scheme shall include:

·               a minimum storage volume of 1185 m3 to be provided on site with 60% of this as storage volume within permeable paving and the remainder in the proposed three attenuation ponds.

·               a minimum 3 stage management treatment train prior to discharge to the Bourne Brook for all surface run-off from trafficked areas.

·               full detailed final drainage plan including location of SuDS measures, pipe runs and discharge points, informal flooding (location, extent and depth shown on the proposed layout) and also engineering details of the design of the proposed pond and permeable pavements in line with The SuDS Manual (CIRIA C-753).

·               a management and maintenance plan for the lifetime of the development which shall include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

Reason: To prevent flooding by ensuring the satisfactory storage of and disposal of surface water from the site.

11.    Prior to the commencement of the development hereby approved, a reptile survey shall be carried out within the site by a licensed ecologist. A report of the findings including a suitable mitigation strategy if required, should reptiles be found, shall be submitted to and approved in writing by the LPA. Thereafter the development shall be carried out in accordance with the approved details.

Reason: To ensure the ecological value of the site is properly assessed and appropriate mitigation is provided in accordance with section 11 of the NPPF.

Summary of Reasons for Decision

East Herts Council has considered the applicant's proposal in a positive and proactive manner with regard to the policies of the Development Plan; the National Planning Policy Framework and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended).  The balance of the considerations having regard to those policies is that permission should be granted.