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Agenda item

Application No. & Parish: 17/02578/RESMAJ - Firlands Farm, Hollybush Lane, Burghfield Common, Reading, Berkshire, RG7 3JN

Meeting of Eastern Area Planning Committee, Wednesday, 7th February, 2018 6.00 pm (Item 51.(2))

Proposal:	Approval of reserved matters following outline permission 14/01730/OUTMAJ (Appeal reference APP/W0340/A/2228089)-Erection of 90 dwellings with vehicular access to Hollybush Lane and associated public open space, landscaping and drainage work. Matters seeking consent: Appearance, Landscaping, Layout and Scale.
Location:	Firlands Farm, Hollybush Lane, Burghfield Common, Reading, Berkshire, RG7 3JN
Applicant:	HDD Burghfield Common Ltd
Recommendation:	To DELEGATE to the Head of Development and Planning to APPROVE THE RESERVED MATTERS APPLICATION subject to conditions

Minutes:

The Committee considered a report (Agenda Item 4(2)) concerning Planning Application 17/02578/RESMAJ in respect of Approval of reserved matters following outline permission 14/01730/OUTMAJ (Appeal reference APP/W0340/A/2228089) - Erection of 90 dwellings with vehicular access to Hollybush Lane and associated public open space, landscaping and drainage work. Matters seeking consent: Appearance, Landscaping, Layout and Scale.

In accordance with the Council’s Constitution, Mr Rob Collett, applicant/agent, addressed the Committee on this application.

Mr Rob Collett in addressing the Committee raised the following points:

· Thank you for the positive recommendation and for attending the site visit.

· Officers produced a comprehensive report regarding outline matters relating to a 90 dwelling development in Burghfield - offering 35 Affordable Housing Units.

· Concerns had been addressed regarding the movement of material - resources would remain onsite and allocated for other features of the development.

· The site layout was informal in nature and varied in size which was appropriate for the local character of the area.

· Landscaping plans would complement the overall appearance of the development and provide public, recreational space.

Councillor Graham Bridgman identified that the current plan did not specify the size and style of all 90 dwellings. He noted that [some of] the garden sizes were undesirably small and asked whether the number of properties could be adjusted to accommodate reasonable garden sizes throughout the development. Mr Collect acknowledged the comments and reminded the Committee that the development included open, public space along with private gardens which, he felt, provided sufficient amenities and supported good living standards.

In response to questions asked by the Committee Mr Collett advised that the existing entrance to Firlands Farm would remain accessible. In addition, the proposed plans outlined a second access route, through the main development, as an option. The roads would be built to an adoptable standard,not including the driveways.

Councillor Keith Chopping, speaking as Ward Member, in addressing the Committee raised the following points:

· He found the proposal to be acceptable although he recognised that the previous application was overturned at appeal.

· The dwellings would be set back from the main road and sufficiently masked by landscaping and tree lines.

· The proposed materials were sufficient for the type of development although the overall design was unimaginative.

· The scheme offered a mix of dwellings [size and style] plus 35 Affordable Housing units.

· Neither Parish Councils raised objections against the application. The objections raised by Burghfield Parish Council should be considered with caution due to the indirect impact and distance from the site.

· He was disappointed with the size of the gardens [in some cases] but did not feel that it was sufficient reason to warrant refusal.

· There were insufficient visitor]parking spaces available within the development area which could result in disruption.

Councillor Bridgman challenged Officers to expand on the comment in section 6.9.3 of the report which stated that a ‘not insignificant number [of gardens] fall short’ of theexpected minimum size. David Pearson could not be sure how many fell outside the, minimum, expected size and confirmed that they were split between Affordable Housing units and private dwellings. Councillor Bridgman suggested that the application could overcome this issue by adjusting the overall number of units within the development. David Pearson agreed with Councillor Bridgman’s suggestion but Officers considered that, on balance, the benefits of the current scheme outweighed these concerns; he suggested that refusal for reasons regarding garden size would be difficult to defend at appeal.

In response to questions raised by the Committee, David Pearson advised that the Council was statutorily required to invite Burghfield Parish Council to comment on the scheme. However, it was for the Committee to decide how much weight they would apply towards these comments. He suggested that, in light of the separation and proposed landscaping it was not a significant material consideration.

Councillor Lee Dillion was concerned about on-street parking in light of the scheme design and land constraints. He asked whether it was possible to extend parking provision to avoid disruption onsite. Gareth Dowding stated that the scheme complied with Council parking policy/ standards and explained that visitor parking polices only applied to the development of flats.

Councillor Crumly was delighted to see a lot of greenery included in the proposed scheme and felt that the overall development was reasonably laid out; he could not see any material reason to refuse planning permission.

Councillor Crumly proposed acceptance of Officers recommendation to grant planning permission. The proposal was seconded by Councillor Peter Argyle.

Councillor Emma Webster considered that the scheme was positive due to the of 35 Affordable Housing units included. She was frustrated with the situation surrounding the size of the gardens and felt that this could be adequately addressed if the developer adjusted the overall number of units. She felt that the scheme could be improved but equally acknowledged the need for Affordable Housing.

Councillor Bridgman noticed that 17 of the 26 objection points listed were dealt with during the course of the previous outline application. Therefore, the reduced number of objections reflected the general feeling towards the current application. He was disappointed that the issue surrounding garden sizes could not be resolved but felt the overall scheme should be supported.

In considering the above application all Members voted in favour of the proposal to accept Officers recommendation.

RESOLVED that the Head of Development and Planning be authorised to grant planning permission subject to the following conditions:

Conditions:

To delegate to the Head of Development and Planning to APPROVE THE RESERVED MATTERS APPLICATION subject to the following conditions:

1.	Link reserved matters/outline This permission relates solely to the reserved matters referred to in Condition 1 of the outline planning permission granted on 6 July 2015 under appeal reference APP/W0340/A/14/2228089 (application reference 14/01730/OUTMAJ). Nothing contained in this proposal or this notice shall be deemed to affect or vary the conditions applied on that outline planning permission. Reason: The reserved matters cannot be considered separately from the permission to which they relate and the conditions applied on that outline permission are still applicable.
2.	Approved plans The development hereby permitted shall be carried out in accordance with the following approved plans/documents: P1387.01/T: Planning Layout P1387.02/P: Materials Layout P1387.03/P: Building Heights Plan P1387.04/P: Building Tenure Layout P1387.05/P: Parking Plan P1387.06/N: Refuse Plan P1387.07/Q: Enclosures Layout P1387.08: Location Plan P1387.10/B: Path Phasing Layout P1387.GAR.01: Single Garages, Plans & Elevations P1387.GAR.02: Double Garage, Plans & Elevations P1387.GAR.03: Pair Garages, Plans & Elevations P1387.GAR.04: Double Garages – Plot 88, Plans & Elevations P1387.ST.01/B: Bin & Cycle Stores, Plans & Elevations P1387.SS.01/F: Streetscenes (Sheet 1 of 2) P1387.SS.02/D: Streetscenes (Sheet 2 of 2) P1387.SEC.01: Site Section P1387.1BM.101/B: Type 1BM – Floor Plans P1387.1BM.102/B: Type 1BM – Elevations P1387.1BM1.101/A: Type 1BM1 – Ground & First Floor Plans P1387.1BM1.102/A: Type 1BM1 – Roof Plan P1387.1BM1.103/A: Type 1BM1 – Front & Side Elevations P1387.1BM1.104/A: Type 1BM1 – Rear & Side Elevations P1387.2.101/C: Type 2 – Floor Plans P1387.2.102/C: Type 2 – Elevations P1387.3.101/B: Type 3 – Floor Plans P1387.3.102/B: Type 3 – Elevations P1387.4.101/A: Type 4 – Floor Plans P1387.4.102/A: Type 4 – Elevations P1387.A.101/A: Type A – Floor Plans P1387.A.102/A: Type A – Floor Plans P1387.A.103/A: Type A – Brick, Elevations P1387.A.104/A: Type A – Brick, Elevations P1387.A.105: Type A – Tile Hung, Elevations P1387.BY.101/C: Type BY – Floor Plans P1387.BY.102/C: Type BY – Brick, Elevations P1387.BY.103/B: Type BY – Floor Plans P1387.BY.104/C: Type BY – Painted Brick, Elevations P1387.CH.101: Type CH – Floor Plans P1387.CH.102: Type CH – Floor Plans P1387.CH.103: Type CH – Brick, Elevations P1387.CH.104: Type CH – Tile Hung, Elevations P1387.CH.105: Type CH – Brick, Elevations P1387.CH.106: Type CH – Tile Hung, Elevations P1387.D.101/A: Type D – Floor Plans P1387.D.102: Type D – Brick, Elevations P1387.D.103/A: Type D – Painted Brick, Elevations P1387.E.101/A: Type E – Floor Plans P1387.E.102: Type E – Brick, Elevations P1387.E.103: Type E – Painted Brick, Elevations P1387.E.104/A: Type E – Tile Hung, Elevations P1387.E.105/A: Type E – Tile Hung, Elevations P1387.IG.101/A: Type IG – Floor Plans P1387.IG.102/A: Type IG – Brick, Elevations P1387.IG.103/A: Type IG – Painted Brick, Elevations P1387.IG.104/A: Type IG – Floor Plans P1387.IG.105/A: Type IG – Painted Brick, Elevations P1387.M.101/A: Type M – Plans & Elevations P1387.MY.101/B: Type MY – Floor Plans P1387.MY.102/B: Type MY – Brick, Elevations P1387.MY.103/B: Type MY – Floor Plans P1387.MY.104/B: Type MY – Tile Hung, Elevations P1387.R.101: Type R – Floor Plans P1387.R.102: Type R – Floor Plans P1387.R.103: Type R – Brick, Elevations P1387.R.104: Type R – Painted Brick Elevations P1387.2A.101/A: Type 2A – Floor Plans P1387.2A.102/A: Type 2A – Elevations MILL21003/10: Landscape Masterplan MILL21003/11/F: Soft Landscape Proposals (Sheets 1-4) MILL21003/12/E: Hard Landscape Proposals (Sheets 1-5) MILL21003/20/H: Open Space Proposals (Sheets 1 – 2) MILL21003/30/C: Play Area Proposals P518/32/D: Swept Path Analysis, Refuse Vehicle P518/33/C: Swept Path Analysis, Fire Tender P518/34/C: Swept Path Analysis, Large Car P518/35/E: Storm & Foul Site Drainage Strategy & Proposed Finish Floor Levels P518/39/A: Access Road Longitudinal Section P518/40/A: Alternative Off-site Swale link to Benham’s Ditch P518/42/E: Proposed Extent of Adoptable Construction P518/43/B: Visibility Splays Reason: For the avoidance of doubt and in the interest of proper planning.
3.	Materials The materials to be used in the external surfaces of the dwellings shall be in accordance with the Materials Layout (Drawing P1387/02 Revision P), the submitted samples, namely: Brick - Forterra Hampton Rural Blend Roof - Sandtoft Vauban Multiblend and Stoneleaf Del Mino Natural Slate Tile Hanging - Sandtoft Humber Flanders Painted Brick - Sandtex Chalk Hill Reason: To ensure that the external materials respond to local character. This condition is applied in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and Quality Design SPD.
4.	Tree protection (provision) No development shall take place until the approved tree protection scheme has been provided in accordance with the Arboricultural Impact Assessment, Method Statement and Woodland Management Plan (Prepared by ACD Environmental, Reference MILL21003aia-ams, Revision E 17.01.2018). Notice of commencement of development shall be given to the Local Planning Authority at least 2 working days before any development takes place. The scheme shall be retained and maintained for the full duration of building/engineering operations, or until such time as agreed in writing with the Local Planning Authority. There shall be no construction activities, excavations, storage of materials/machinery, parking of vehicles, or fires. Reason: To ensure the protection of the existing trees to be retained during building/engineering operations. The tree protection must be provided before development takes place to ensure that the trees are protected throughout the construction phase. This condition is applied in accordance with the National Planning Policy Framework, Policy CS18 of the West Berkshire Core Strategy (2006-2026), and Quality Design SPD.
5.	Arboricultural supervision (prior approval) No development (including site clearance and any other preparatory works) shall take place until an arboricultural watching brief has been secured for the development, in accordance with a written scheme of site monitoring, which has been submitted to and approved in writing by the Local Planning Authority. Site monitoring shall thereafter take place in accordance with the approved details. Reason: To ensure the protection of the existing trees to be retained during building/engineering operations. The watching brief must be secured before development takes place to ensure that the trees are protected throughout the construction phase. This condition is applied in accordance with the National Planning Policy Framework, Policy CS18 of the West Berkshire Core Strategy (2006-2026), and Quality Design SPD.
6.	Architectural detailing (provision) No dwelling shall be first occupied until the detailing of its elevations has been completed in accordance with the approved plans. This includes (but is not necessarily limited to) the provision of bargeboards, lintels (materials, keystone details), string/soldier courses, fenestration, quoins, porches, plinths, chimneys (corbelling), eaves detailing, cills, hanging tiles (varying tiles/detailing). Reason: The articulation of elevations with such detailing makes an important contribution to the design quality of the development. The completion of these features prior to first occupation is therefore necessary to ensure that the buildings respect the character and appearance of the surrounding area. This condition is applied in accordance with the National Planning Policy Framework, Policies ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Policy C3 of the Housing Site Allocations DPD (2006-2026), and Supplementary Planning Document Quality Design (June 2006).
7.	Access, parking and turning (provision) No dwelling shall be first occupied until the vehicle access (including road access between Hollybush Lane and that dwelling), parking, and turning spaces associated to that dwelling have been surfaced, marked out and provided in accordance with the approved plans. The parking and turning spaces shall thereafter be kept available for parking and manoeuvring (of private motor cars and/or light goods vehicles) at all times. Reason: To ensure the appropriate phasing of dwellings with roads, and to ensure the development is provided with adequate parking and turning facilities, in order to reduce the likelihood of roadside parking that would adversely affect road safety and the flow of traffic. This condition is applied in accordance with the National Planning Policy Framework, Policy CS13 of the West Berkshire Core Strategy (2006-2026), Policy P1 of the Housing Site Allocations DPD (2006-2026), and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).
8.	Internal visibility splays (provision) Visibility splays shall be provided in accordance with drawing P518/43 B. All visibility splays shall, thereafter, be kept free of all obstructions to visibility above a height of 0.6 metres above carriageway level. (a) No dwelling on Plots 76-81 shall be first occupied until the visibility splays opposite plot 48 have been provided. (b) No dwelling on Plots 44-86 (excluding Plot 57) shall be first occupied until the forward visibility area at Plots 86/87 have been provided. (c) No dwelling on Plots 6-43 and Plot 57 shall be first occupied until the visibility splays opposite Plots 86/87 have been provided. (d) No dwelling on Plots 15-43 shall be first occupied until the visibility splays by Plots 14/15 have been provided. (e) No dwelling on Plots 27-43 shall be first occupied until the forward visibility area by Plots 23/26 have been provided. (f) No dwelling on Plots 58-72 shall be first occupied until the visibility splays opposite Plots 64/65 have been provided. Reason: To ensure the internal visibility splays are provided at the correct time in line with the occupation of the development, and that thereafter they are kept free of obstructions, all in the interests of road safety. This condition is applied in accordance with the National Planning Policy Framework, and Policy CS13 of the West Berkshire Core Strategy (2006-2026).
9.	Cycle storage (prior approval) No dwelling hereby permitted shall be first occupied until cycle storage for that dwelling has been provided in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority. Reason: To encourage the use of cycles in order to reduce reliance on private motor vehicles. This condition is applied in accordance with the National Planning Policy Framework, Policy CS13 of the West Berkshire Core Strategy (2006-2026), and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).
10.	Hard landscaping (provision) No dwelling shall be first occupied until the boundary treatments (e.g. walls, fences) and hard surfaced areas (e.g. driveways, paths, patios, decking) of its plot has been completed in accordance with Hard Landscape Proposals (ACD Drawing MILL21003/12 Revision E, Sheets 1-2). The final dwelling to be occupied shall not be first occupied until the hard landscaping of the whole application site has been completed in accordance with these approved details. Reason: A comprehensive hard landscaping scheme is an essential element in the detailed design of the development, and is therefore necessary to ensure the development achieves a high standard of design. This condition is applied in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and Quality Design SPD.
11.	Soft landscaping (as submitted) All soft landscaping works of individual plots shall be completed in accordance with the Soft Landscape Proposals (ACD Drawing MILL21003/11 Revision F, Sheets 1-4) and the Open Space Proposals (ACD Drawing MILL21003/20 Revision H, Sheets 1-2) within the first planting season following first occupation of that dwelling. All other soft landscaping works shall be completed in accordance with these approved details before first occupation of the final dwelling to be occupied, unless the approved details specify otherwise. Any trees, shrubs, plants or hedges planted in accordance with the approved scheme which are removed, die, or become diseased or become seriously damaged within five years of completion of this completion of the approved soft landscaping scheme shall be replaced within the next planting season by trees, shrubs or hedges of a similar size and species to that originally approved. Reason: A comprehensive soft landscaping scheme is an essential element in the detailed design of the development, and is therefore necessary to ensure the development achieves a high standard of design. This condition is applied in accordance with the National Planning Policy Framework, Policies CS14, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026), and Quality Design SPD.
12.	Road layout near Plot 18 Notwithstanding what is shown on other approved drawings, the road layout between Plot 18 and Plots 23-26 (in particular the design of the road bend and access to parking for Plots 19-22) shall be construction in accordance with Planning Layout drawing P1387/01 Rev T. Reason: The road layout has been amended to address highway concerns. Given the minor nature of this change other drawings have not been amended accordingly. This condition is therefore necessary to ensure the correct layout is construction. This condition is applied in the interests of highway safety and in accordance with the National Planning Policy Framework, and Policy CS13 of the West Berkshire Core Strategy (2006-2026).
13.	Open space footpaths No dwelling shall be first occupied until the Phase 1 Footpaths (shaded purple on the Footpath Phasing Plan – P1387/10/B) have been provided broadly in accordance with the layout shown on the approved plans, and in strict accordance with the “no-dig” specifications. No more than 15 dwellings shall be first occupied until the Phase 2 Footpaths (shaded orange of the same plan) have been provided broadly in accordance with the layout shown on the approved plans, and in strict accordance with the “no-dig” specifications. The precise routes of the footpaths shall be determined on site in agreement with, and in the presence of, the Local Planning Authority or Council’s Tree Officer. Reason: To provide suitable access to the open space and site, without detriment to the existing trees to be retained. This condition is applied in accordance with the NPPF, Policy CS14, CS17, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026).
14.	Permitted development restriction (extensions/outbuildings) Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking, re-enacting or modifying that Order with or without modification), no extensions, enlargements, improvements or other alterations to dwellings, which would otherwise be permitted by Schedule 2, Part 1, Class A that Order shall be carried out to Plots 1-6, 9, 11-13, 16-17, 19-43, 45-55, 71, 73, 77, 80, and 82-90 (as numbered on Planning Layout P1387/01 Revision T), without planning permission being granted by the Local Planning Authority on an application made for that purpose. Reason: Primarily to safeguard neighbouring amenity from development that would increase overlooking and reduce privacy due to the close proximity between dwellings. Further, to prevent the overdevelopment of the site in the interests of respecting the character and appearance of the development. This condition is applied in accordance with the National Planning Policy Framework, Policies ADPP5, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), the North Wessex Downs AONB Management Plan 2014-2019, and Quality Design SPD (June 2006).
15.	Permitted development restriction (roof extensions/dormers) Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking, re-enacting or modifying that Order with or without modification), no enlargement of a dwellinghouse consisting of an addition or alteration to its roof (including dormer windows, but excluding roof lights permitted under Class C, which would otherwise be permitted by Schedule 2, Part 1, Class B that Order shall be carried out to any dwellinghouse (Plots 1-90, as numbered on Planning Layout P1387/01 Revision T), without planning permission being granted by the Local Planning Authority on an application made for that purpose. Reason: Primarily to safeguard neighbouring amenity from development that would increase overlooking and reduce privacy due to the introduction of elevated dormers windows in close proximity to other dwellings. Further, to respect the character and appearance of the roof-scape of the development. This condition is applied in accordance with the National Planning Policy Framework, Policies ADPP5, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), the North Wessex Downs AONB Management Plan 2014-2019, and Quality Design SPD (June 2006).

Supporting documents: