Erection of 155 dwellings and associated infrastructure - including informal and formal public open space. (Reserved matters application to determine access, appearance, landscaping, layout and scale following the grant of Outline planning permission 2/2018/0036/OUT).
Minutes:
The Case Officer provided the members with the
following updates to the proposed conditions which were not in the report:
Reason: To
mitigate, compensate and enhance/provide net gain for impacts on biodiversity.
9. Prior to
the commencement of the development above damp course level, a scheme showing
precise details of all external lighting (including appearance, supporting
columns, siting, technical details, power, intensity, orientation and screening
of the lamps) shall be submitted to and approved in writing by the Local
Planning Authority. The lighting strategy shall reflect the need to assist
public safety whilst adhering to standards set out in the approved Biodiversity
Mitigation and Enhancement Plan (BMES) & Biodiversity Construction
Environmental Management Plan (BCEMP) (RSK Biocensus- 2485927 Rev 02
14/08/2024. In particular that light spill within the dark corridor identified
in Figure 2 of this document does not exceed 1 lux. The approved scheme shall
be implemented before the development is occupied and shall be permanently
maintained thereafter. No further external lighting shall be installed on site
without the prior approval, in writing, of the Local Planning Authority.
With the aid of a visual presentation including
plans and aerial photographs, the Case Officer identified the site and
explained the proposal and relevant planning policies to members. The proposal
was for the erection of 155 houses and was a reserved matters application. The
Case Officer showed the strategic allocation plan- Gillingham Southern
Extension, as well as the land use plan and an illustrative masterplan and
photographs of Principal Street- Western Junctions with B3092 New Road.
Additional street parking, and traffic calming had been implemented. The
Officer went through the summary which informed that the proposal had been
through several reiterations to address concerns, the principle of residential
development on this site had already been established, the proposal was
acceptable in layout, scale, appearance and landscaping and the development
would not lead to any material harm to residential amenity and there are no
material considerations that would warrant refusal of this application.
Public
Participation
Mr Jackson spoke in support of the application on
behalf of the applicant. This was now the fourth major Redrow application on
this site and the fifth overall. He thanked the officers and the team for their
work in getting to this stage and for the recommendation for approval. He urged
that positive discussions continue, and the constructive discussions would
ensure that they brought proposals that reflect the original ambitions of the
site and the aspirations of the local authority. He added that the layout had
been well considered, consistent with the previously approved applications
which contribute towards sustainable development and wider town scape. The
proposals would deliver 155 new family homes, including affordable housing
making an important contribution to meeting the housing needs of Gillingham as
well as securing the delivery of open space and connections to the wider
locality. As a team they had engaged positively with officers and other key
stakeholders.
Members questions and comments
Having had the opportunity to discuss the merits of
the application and an understanding of all this entailed; having considered
the officer’s report and presentation; the written representatives; and what
they had heard at the meeting, a motion to APPROVE the officer’s
recommendation to GRANT planning permission as recommended, was proposed
by Cllr Rideout, and seconded by Cllr Val Pothecary.
Decision: To grant planning permission with conditions for
the reasons set out in the officer’s report.
1. The development to which these reserved matters
and accompanying details relates shall be begun not later than two years from the
date of this permission. Reason: To comply with the provision of Section 92(2)
of the Town and Country Planning Act 1990 (as amended).
2. The development hereby approved shall be carried
out in accordance with the following approved plans:
• Location Plan (STEN Architecture, Ref: 2346.02.B
Location Plan)
• Planning Layout Plan (STEN Architecture, Ref:
2346.01.X Location Plan)
• Planning Layout Plan A0 (B&W) (STEN
Architecture, Ref: 2346.10.N Location Plan) • Materials Plan (A0) (STEN
Architecture, Ref: 2346.03.H Materials Plan)
• Storey Heights Plan (STEN Architecture, Ref:
2346.06.G Storey Heights Plan)
• Affordable Location Plan (STEN Architecture, Ref:
2346.09.L Affordable Location Plan) • Boundary Treatment Plan (STEN
Architecture, Ref: 2346.05.H Boundary Treatment Plan)
• Parking
Plan (STEN Architecture, Ref: 2346.08.G Parking Plan) • Cycle Storage Plan –
(STEN Architecture, Ref: 2346.12)
• Street Scenes (STEN Architecture, Ref: 2346.04.H
Street Scenes)
• Wider Planning Layout Plan (STEN Architecture,
Ref: 2346.11.G Planning Layout)
• Landscape Strategy Plan 1 of 3 (RPS Ref:
JSL4949_100 D Landscape Strategy Plan 1 of 3)
• Landscape
Strategy Plan 2 of 3 (RPS Ref: JSL4949_101 B Landscape Strategy Plan 2 of 3)
• Landscape Strategy Plan 3 of 3 (RPS Ref:
JSL4949_102 B Landscape Strategy Plan 3 of 3) • Landscape + Services Plan 1 of
2 (RPS Ref: JSL4949_110 B Landscape + Services Plan 1 of 2)
• Landscape
+ Services Plan 2 of 2 (RPS Ref: JSL4949_111 A Landscape + Services Plan 2 of
2)
• Softwork Proposals Sheet 1 of 7 (RPS Ref:
JSL4949_510A)
• Softwork Proposals Sheet 2 of 7 (RPS Ref:
JSL4949_511) • Softwork Proposals Sheet 3 of 7 (RPS Ref: JSL4949_512A)
• Softwork Proposals Sheet 4 of 7 (RPS Ref:
JSL4949_513A)
• Softwork Proposals Sheet 5 of 7 (RPS Ref:
JSL4949_514)
• Softwork Proposals Sheet 6 of 7 (RPS Ref:
JSL4949_515)
• Softwork
Proposals Sheet 7 of 7 (RPS Ref: JSL4949_516)
• Drainage
Layout Sheet 1 (Abley Letchford Partnership Ref: A409-RM3-51 G)
• Drainage Layout Sheet 2 (Abley Letchford
Partnership Ref: A409-RM3-52 G)
• Drainage Layout Sheet 3 (Abley Letchford
Partnership Ref: A409-RM3-53 I)
• General Arrangement Sheet 1 (Abley Letchford
Partnership Ref: A409-RM3-01 F)
• General Arrangement Sheet 2 (Abley Letchford
Partnership Ref: A409-RM3-02 F)
• General Arrangement Sheet 3 (Abley Letchford
Partnership Ref: A409-RM3-03 H)
• Long Sections Sheet 1 (Abley Letchford
Partnership Ref: A409-RM3-15 C)
• Long Sections Sheet 2 (Abley Letchford Partnership
Ref: A409-RM3-16 D)
• Long Sections Sheet 3 (Abley Letchford
Partnership Ref: A409-RM3-17 C)
• Engineering Layout Sheet 1 (Abley Letchford
Partnership Ref: A409-RM3-41 F)
• Engineering Layout Sheet 2 (Abley Letchford
Partnership Ref: A409-RM3-42 F)
• Engineering Layout Sheet 3 (Abley Letchford
Partnership Ref: A409-RM3-43 H)
• Materials Layout Sheet 1 (Abley Letchford
Partnership Ref: A409-RM3-71 G)
• Materials Layout Sheet 2 (Abley Letchford
Partnership Ref: A409-RM3-72 G)
• Materials Layout Sheet 3 (Abley Letchford
Partnership Ref: A409-RM3-73 H)
• Amberley & Stamford Elevations -
2346.AMB&STA.01.C
• Amberley & Stamford Plans -
2346.AMB&STA.02.C
• Amberley & Stamford Elevations -
2346.AMB&STA.03.B
• Amberley & Stamford Plans -
2346.AMB&STA.04.B
• Amberley & Stamford Elevations -
2346.AMB&STA.05.B
• Amberley & Stamford Plans -
2346.AMB&STA.06.B
• Amberley & Stamford Elevations -
2346.AMB&STA.07.B
• Amberley & Stamford Plans -
2346.AMB&STA.08.B
• Amberley & Stamford Elevations -
2346.AMB&STA.09.B
• Amberley & Stamford Plans -
2346.AMB&STA.10.B
• Apartments Elevations - 2346.APA.01.C
• Apartments Plans - 2346.APA.02.D
• Apartments Plans - 2346.APA.03.D
• Apartments Plans - 2346.APA.04.D
• Buxton and Bakewell Elevations -
2346.BAK&BUX.01.B
• Buxton and Bakewell Elevations -
2346.BAK&BUX.02.C
• Buxton and Bakewell Plans - 2346.BAK&BUX.05.C
• Buxton and Bakewell Elevations -
2346.BAK&BUX.06.C
• Buxton and Bakewell Elevations -
2346.BAK&BUX.07.B
• Buxton and Bakewell Plans - 2346.BAK&BUX.08.B
• Buxton 3 Block Handing Elevations – 2346.BUX.01
• Buxton 3 Block Handing Plans – 2346.BUX.02
• Buxton 3 Block Handing Elevations – 2346.BUX.03.A
• Buxton 3 Block Handing Plans – 2346.BUX.04.A
• Cambridge Handing - 2346.CAM.01.B
• Cambridge Handing - 2346.CAM.02.B
• Dart and Spey Elevations - 2346.DAR&SPE.01.B
• Dart and Spey Plans - 2346.DAR&SPE.02.B
• Dart and Spey Elevations - 2346.DAR&SPE.03.A
• Dart and Spey Plans - 2346.DAR&SPE.04.A
• Dart Handing Elevations - 2346.DAR.03.A
• Dart Handing Plans - 2346.DAR.04.A
• Dart Handing Elevations - 2346.DAR.05.A
• Dart Handing Plans - 2346.DAR.06.A
• Ledbury Handing - 2346.LED.01.B
• Ledbury Handing - 2346.LED.02.B
• Letchworth Handing Elevations - 2346.LET.01.B
• Letchworth Handing Elevations - 2346.LET.02.B
• Letchworth Handing Plans - 2346.LET.03.B
• Marlow Handing - 2346.MAR.01.B
• Marlow Handing - 2346.MAR.02
• Overton Handing - 2346.OVE.01.A
• Oxford Lifestyle Handing - 2346.OXF.01.C
• Oxford Lifestyle Handing - 2346.OXF.02.C
• Single Garage Plans and Elevations – 2346.SG.01
• Stamford 4 Block Handing Elevations –
2346.STA.01.A
• Stamford 4 Block Handing Plans – 2346.STA.02.A
• Stratford Handing - 2346.STR.01.C
• Stratford Handing - 2346.STR.02.B
• Tavy and Spey Elevations - 2346.TAV&SPE.01.B
• Tavy and Spey Plans - 2346.TAV&SPE.02.B
• Twin Garage Plans and Elevations – 2346.TG.01.A
• Tweed Handing Elevations - 2346.TWE.01.B
• Tweed Handing Plans - 2346.TWE.02.B
• Warwick Handing - 2346.WAR.01.B
• Warwick Handing - 2346.WAR.02.B
• Windsor Handing - 2346.WIN.01.B
• Windsor Handing - 2346.WIN.02.B
Reason: For the avoidance of doubt and in the
interests of proper planning.
3. All planting, seeding or turfing comprised in
the approved details of landscaping
shall be carried out in the first planting and
seeding seasons following first
occupation of the development; and any trees or
plants which, within a period of 10
years from the completion of this phase of the
development, die, are removed or
become seriously damaged or diseased shall be
replaced in the next planting
season with others of similar size and species,
Reason: In the interest of the amenity and
appearance of the location.
4. No development shall proceed beyond damp proof
course level until full
specification details of all external facing
materials (including, walls, roofs and
fenestration detail) has been submitted to, and
approved in writing by, the Local
Planning Authority. Thereafter, the development
shall proceed in accordance with
the approved materials and shall also comply with
the approved materials
distribution plan (Drawing No. 2346.03L).
Reason: To ensure a satisfactory visual appearance
of the development.
5. Before installation of any air source heat pumps
or similar equipment, a noise
report from a suitably qualified/experienced person
shall be submitted to and agreed
in writing by the Local Planning Authority. The
written report shall follow the
BS4142:2014 format and contain details of
background sound measurements attimes when the plant is likely to be in
operation, against the operational plant sound level(s). The report shall
predict the likely impact upon sensitive receptors in the area and all
calculations, assumptions and standards applied shall be clearly shown.Where
appropriate, the report shall set out appropriate measures to provide
mitigation to prevent loss of amenity and prevent
creeping background noise levels.
The agreed mitigation measure shall be fully
implemented and permanently retained
thereafter.
Reason: In order to protect the living conditions
of future occupiers of residential
properties.
6. Prior to any occupation of development hereby
approved, a final Acoustic Design
Statement shall be submitted to and approved in
writing by the Local Planning
Authority. This statement shall demonstrate how
occupiers of the approved dwellings
will be protected from their noise climate,
including anticipated traffic noise and
where necessary, noise mitigation measures for the
dwellings. Any such noise
mitigation measures must be fully established,
implemented, and maintained for the
lifetime of the development, and avoid conflict
with ventilation requirements.
Reason: In order to protect the living conditions
of future occupiers of residential
properties.
7. Prior to use or occupation of development hereby
approved, the cycle parking
facilities shown on Cycle Storage Plan – (STEN
Architecture, Ref: 2346.12) shall be
constructed and made available. Thereafter, these
shall be maintained, kept free
from obstruction and available for the purposes
specified.
Reason: To ensure provision of adequate cycle
parking to support sustainable
transport; in the interests of highway safety and
residential amenity.
8. The development hereby approved shall be
undertaken in accordance with the detailed biodiversity mitigation,
compensation and enhancement/net gain strategy set out within the Biodiversity
Mitigation and Enhancement Plan (BMES) & Biodiversity Construction
Environmental Management Plan (BCEMP) (RSK Biocensus – 2485927 Rev 02
14/08/2024), subject to all new hedgerows to be species-rich native hedgerow
that includes at least 5 woody species. Rev 02 14/08/2024.
Reason: To mitigate, compensate and enhance/provide
net gain for impacts on biodiversity.
9. Prior to the commencement of the development
above damp course level, a scheme showing precise details of all external
lighting (including appearance, supporting columns, siting, technical details,
power, intensity, orientation and screening of the lamps) shall be submitted to
and approved in writing by the Local Planning Authority. The lighting strategy
shall reflect the need to assist public safety whilst adhering to standards set
out in the approved Biodiversity Mitigation and Enhancement Plan (BMES) &
Biodiversity Construction Environmental Management Plan (BCEMP) (RSK Biocensus-
2485927 Rev 02 14/08/2024. In particular that light spill within the dark
corridor identified in Figure 2 of this document does not exceed 1 lux. The
approved scheme shall be implemented before the development is occupied and
shall be permanently maintained thereafter. No further external lighting shall
be installed on site without the prior approval, in writing, of the Local
Planning Authority.
Reason: In the interest of the amenity of the area,
public safety, protected species and biodiversity.
10. The development hereby approved shall be
undertaken in accordance with the
details set out in the submitted Tree Survey and
Arboricultural Impact Assessment
(JSL4949_770 Rev C May 2024). All trees and hedges
shown to be retained in the
Appendix B Tree Removal & Protection Plan (Dwg.
No. 710 Rev C 22/05/2024) shall
be fully safeguarded during the course of site
works and building operations.
Reason: To ensure that trees and hedges to be
retained are adequately protected
from damage to health and stability throughout the
construction period and in the
interests of amenity.
11. The construction of the development hereby
approved shall be limited to
between the hours of 07:00hrs – 19:00hrs on Mondays
to Fridays, 08:00hrs –
13:00hrs on Saturdays, with no activity on Sundays
or Public Holidays.
Reason: To safeguard the amenity of the area and
living conditions of any
surrounding residential properties.
Supporting documents: