Agenda item

Approved, subject to various requirements to be set out in the minutes.

The Committee considered application WNS/2021/1815/MAR for an application for reserved matters consent for layout, scale, appearance, landscaping and access in respect of a residential development comprising of 54 dwellings (pursuant to the outline planning permission (S/2020/0441/MAO) at Waters Lane, Middleton Cheney for Mulberry Homes.

 

Carl Scott, the Agent for the Applicant, addressed the Committee in support of the application and answered a number of technical questions regarding the appointment of a management company in order to manage the development once completed.

 

In response to questions from the Committee regarding the necessity to appointment a management company, the General Planning Team Manager explained that officers could approach Middleton Cheney Parish Council and enquire as to whether they could take some responsibility for the management of the estate once completed, however this would be a choice for the Parish Council to make and there would be no enforceable obligation on it to agree to do so.

 

It was proposed by Councillor William Barter and seconded by Councillor Karen Cooper that application WNS/2021/1815/MAR be approved as per the officer’s recommendation. The motion was put to the vote with nine votes cast in favour of the proposal with none against, therefore the motion was carried.

 

In reaching its decision the Committee considered the officer’s report and presentation, the address of the public speaker, and the written updates.

 

Resolved

 

(1)  That authority be delegated to the Assistant Director – Growth, Climate and Regeneration to grant permission to application WNS/20211815/MAR subject to:

 

1.    Any further concerns, comments or objections raised by consultees or third parties being noted and, if necessary, addressed either through amendments to the scheme or through additional conditions to be agreed and submitted prior to the issuing of the decision.

 

2.    The following conditions (and any amendments to those conditions as deemed necessary):

 

CONDITIONS

TIME LIMITS AND GENERAL IMPLEMENTATION CONDITIONS

Compliance with Plans

1.    Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents:

•       N1677 001a Site Location Plan received 27^th October 2021

•       N1677 008j Planning Layout received 4^th May 2022

•       N1677 300c Site Sections received 19^th April 2022

•       N1677 400d Affordable Housing Plan received 4^th May 2022

•       N1677 401d Building Regs Cat Plan received 4^th May 2022

•       N1677 600f Materials Plan received 4^th May 2022

•       N1677 700e Boundary Treatments Plan received 4^th May 2022

•       Gl1611 Landscape Management Plan Issue 2 received 14^th October 2021 [Appendix A SUPERSEDED]

The following house types contained within document ‘n1677_Middleton Cheney House Types_2022 04 19.pdf’ received 19^th April 2022:

•       N1677 100-01a Bungalow 1 Elevations

•       N1677 100-01a Bungalow 1 Floorplans

•       N1677 100-00 1-bedroom Maisonette Elevations and Floorplans

•       N1677 100-00a Kingbury AS [Brick] Elevations and Floorplans

•       N1677 100-00a Kingbury OP [Brick] Elevations and Floorplans

•       N1677 100-00b Kingbury AS [Stone] Elevations and Floorplans

•       N1677 100-00b Kingbury OP [Stone] Elevations and Floorplans

•       N1677 100-00a Kingbury AS [Stone frontage] Elevations and Floorplans

•       N1677 100-00a Kingbury OP [Stone frontage] Elevations and Floorplans

•       N1677 100-00a Shipley AS [Brick] Elevations and Floorplans

•       N1677 100-00a Shipley OP [Brick] Elevations and Floorplans

•       N1677 100-00a Shipley AS [Stone] Elevations and Floorplans

•       N1677 100-00a Shipley OP [Stone] Elevations and Floorplans

•       N1677 100-01a Abington AS [Brick] Elevations

•       N1677 100-02a Abington AS [Brick] Floorplans

•       N1677 100-01b Bungalow 2 [Stone frontage] Elevations

•       N1677 100-02a Bungalow 2 [Stone frontage] Floorplans

•       N1677 100-00 Rockingham AS [Brick] Elevations and Floorplans

•       N1677 100-00 Rockingham OP [Brick] Elevations and Floorplans

•       N1677 100-01a Warwick AS [Brick] Elevations

•       N1677 100-02a Warwick AS [Brick] Floorplans

•       N1677 100-01a Warwick OP [Stone] Elevations

•       N1677 100-02a Warwick OP [Stone] Floorplans

•       N1677 100-01b Humberstone AS [Stone] Elevations

•       N1677 100-02a Humberstone AS [Stone] Floorplans

•       N1677 100-01b Humberstone OP [Stone] Elevations

•       N1677 100-02b Humberstone OP [Stone] Floorplans

•       N1677 100-01a Richmond AS [Brick] Elevations

•       N1677 100-01a Richmond AS [Stone] Elevations

•       N1677 100-02 Richmond AS [Brick/Stone] Floorplans

•       N1677 100-01b Sandringham OP [Brick] Elevations

•       N1677 100-02b Sandringham OP [Brick] Floorplans

•       N1677 100-01a Salcey AS [Stone frontage] Elevations

•       N1677 100-01a Salcey AS [Stone] Elevations

•       N1677 100-02a Salcey AS [Stone & Stone frontage] Floorplans

•       N1677 100-01 Welland OP [Stone] Elevations

•       N1677 100-01 Welland OP [Stone frontage] Elevations

•       N1677 100-02 Welland OP [Stone & Stone frontage] Floorplans

•       N1677 100-01a Oakwell AS [Stone] Elevations

•       N1677 100-02a Oakwell AS [Stone] Floorplans

•       N1677 100-01a Oakwell OP [Stone] Elevations

•       N1677 100-02a Oakwell OP [Stone] Floorplans

•       N1677 100-01a Earlswood AS [Stone] Elevations

•       N1677 100-02a Earslwood AS [Stone] Elevations

•       N1677 100-01b 1B2P Apartments [Stone & Brick] Elevations

•       N1677 100-01-01 1B2P Apartments [Stone & Brick] Floorplans [Ground/First]

•       N1677 100-01-02a 1B2P Apartments [Stone & Brick] Floorplans [Second]

And the following garage types contained within the ‘Garage Pack’ document received 4^th May 2022:

•       N1677 100/SG1-01 Single Garage (SG1) Brick

•       N1677 100/DG1-01 Rev A Double Garage (DG1) Brick [two singles joined]

•       N1677 100/DG2-01 Rev A Double Garage (DG1) Brick [one double]

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE SPECIFIC CONSTRUCTION WORKS TAKE PLACE

2.    No dwelling shall be constructed above slab level until full elevational details of a typical brick boundary wall and typical stone boundary wall (including how they respond to changes in ground level where applicable) have been submitted to and approved in writing by the Local Planning Authority. These details shall include how the walls will be capped, and also include details on coursing/mortar work if finished

in natural ironstone. Such means of enclosure shall be erected prior to the first occupation of those dwellings.

Reason : To ensure the satisfactory appearance of the completed development, to safeguard the privacy of the occupants of the existing and proposed dwellings and to comply with Policy SS2 of the South Northamptonshire Part 2 Local Plan. Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents:

3.    No dwelling shall be constructed above slab level until details of the external lighting (street lighting and any lighting to private drives/shared driveways, parking courts and public open space), including the design, position, orientation and any screening of the lighting, has been submitted to and approved in writing by the Local Planning Authority. The lighting shall be installed and operated in accordance with the approved scheme at all times thereafter.

Reason: In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Part 2 Local Plan.

4.    Notwithstanding the details shown on the approved plans, further details of the architectural detailing of the exterior of the dwellings, including the windows, doors, cills, heads/lintels, door surrounds, chimneys, porches, bays, any dormers, eaves and verge treatments shall be submitted to and approved in writing by the Local Planning Authority prior to the construction of the building above slab level.  The development shall thereafter be carried out in accordance with the approved details.

Reason : In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Part 2 Local Plan.

5.    The external walls of the dwellings identified on drawing 'N1677 600e Materials Plan' received 19th April 2022 to either be entirely finished in stone or have stone frontages, as well as the boundary treatments proposed in stone on drawing 'N1677 700d Boundary Treatments Plan' received 19th April 2022, shall be constructed in natural weathered ironstone which shall be laid, dressed, coursed and pointed using a lime based mortar with brushed or rubbed joints in accordance with a sample panel (minimum 1 metre squared in size) which shall be constructed on site to be inspected and approved in writing by the Local Planning Authority before the stonework is commenced.  The sample panel shall be constructed in a position that is protected and readily accessible for viewing in good natural daylight from a distance of 3 metres. The panel shall be retained on site for the duration of the construction contract.

Reason : To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policies SS2 of the South Northamptonshire Local Plan Policy and Government guidance contained within the National Planning Policy Framework.

6.    The external walls of the dwellings identified on drawing 'N1677 600e Materials Plan' received 19th April 2022 to be finished in brick and the boundary treatments identified on drawing 'N1677 700d Boundary Treatments Plan' received 19th April 2022 as being finished in brick shall be constructed in brickwork, of a type, colour, texture, face bond and pointing which is in accordance with a sample panel (minimum 1 metre squared in size) which shall be constructed on site to be inspected and approved in writing by the Local Planning Authority before the commencement of the brickwork.  The sample panel shall be constructed in a position that is protected and readily accessible for viewing in good natural daylight from a distance of 3 metres. The panel shall be retained on site for the duration of the construction contract.

Reason : To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policies SS2 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework.

7.    Samples of the roofing materials (including ridge tiles) to be used in the covering of the roofs of all dwellings shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works.  The development shall be carried out in accordance with the samples so approved.

Reason : To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policies SS2 of the South Northamptonshire Local Plan Policy and Government guidance contained within the National Planning Policy Framework

8.    Full details of the siting, appearance and colour of any electricity or gas supply meter housings to be located on the external elevations of all dwellings (including the apartment block) shall be submitted to and approved by the Local Planning Authority prior to the construction of the building above slab level.  The development shall thereafter be carried out in accordance with the approved details

Reason :  In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Part 2 Local Plan.

9.    Prior to the construction of any building above slab level, details of the proposed materials for the surfacing of the parking courts, private drives, driveways and shared manoeuvring areas shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

Reason : In the interests of highway safety and visual amenity and to comply with Policy SS2 of the South Northamptonshire Part 2 Local Plan.

10.  Should any handrails be required to facilitate pedestrian access to any building hereby permitted (to accord with the Building Regulations), details of the location, height, design and material of the handrail(s) should be submitted to and approved in writing by the Local Planning Authority prior to the commencement of that work. The handrails shall thereafter be carried out in accordance with the details hereby approved.

Reason: In the interests of visual amenity and to accord with Policy SS2 of the South Northamptonshire Part 2 Local Plan.

11.  The site shall be landscaped in accordance with drawing GL1611 01C Soft Landscape Proposals received 5^th May 2022, unless an alternative scheme is submitted prior to the development progressing above slab level or such alternative time frame as agreed by the developer and the Local Planning Authority. If an alternative scheme for landscaping the site is submitted, this shall include:

 

a)    details of all proposed tree, shrub and hedgerow planting/reinforcement including their species, number, sizes and positions, together with grass seeded/turfed areas and written specifications (including cultivation and other operations associated with plant and grass establishment i.e. depth of topsoil, mulch etc),

b)    details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

The approved alternative scheme shall be implemented by the end of the first planting season following occupation of the development.

Reason : To ensure that a satisfactory landscape scheme is provided in the interest of well planned development and visual amenity and to accord with Policies SS2 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework.

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE OCCUPATION

12.  The soft landscaping shown on drawing GL1611 01C Soft Landscape Proposals received 5^th May 2022, or any alternative landscaping scheme approved by condition 11, shall be maintained in accordance with document Gl1611 Landscape Management Plan received 19th October 2021 [Appendix A of this management plan will be superseded by the landscaping scheme eventually approved by condition 11] unless, prior to occupation of the development, an alternative schedule of landscape maintenance for a minimum period of 5 years is submitted to and approved in writing by the Local Planning Authority. The alternative schedule shall include details of the arrangements for its implementation. Development shall be carried out in accordance with the approved alternative schedule unless otherwise approved in writing by the Local Planning Authority.

Reason : To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policies SS2 of the South Northamptonshire Local Plan Government guidance contained within the National Planning Policy Framework.

13.  The garages/parking spaces/turning areas, including the parking courts, shown on the approved plan(s) shall be constructed, drained, surfaced and completed in accordance with details that have been previously submitted to and approved in writing by the Local Planning Authority before any dwelling is occupied and shall not thereafter be used for any purpose other than the garaging parking/turning of private motor vehicles.

Reason : In the interests of highway safety, to ensure the provision of adequate off-street car parking and to comply with Policy SS2 of the South Northamptonshire Part 2 Local Plan.

 

14.  Prior to first occupation of any dwelling hereby permitted that is accessed via a shared drive, the respective shared drive shall be a minimum width of 4.5m for a distance of at least 10 metres from the highway boundary and the maximum gradient over that distance shall not exceed 1 in 15.

Reason : To ensure that an adequate and safe access is provided to the site in accordance with policy SS2 of the South Northamptonshire Part 2 Local Plan.

CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

15.  Notwithstanding the provisions of Class A of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting or amending that order) and the means of enclosure approved by this application, no gate, fence, wall or other means of enclosure shall be altered, erected, constructed or placed in any position that is forward of the principal elevation (or the flank wall of a dwelling at the junction of two roads or a road and shared private drive) at any time, without the prior express planning permission of the Local Planning Authority.

Reason : In order to retain an open character free of visual clutter to the benefit of the character and appearance of the development and rural context of the site, in accordance with Policy SS2 of the South Northamptonshire Part 2 Local Plan.

16.  Notwithstanding the provisions of Classes [A-D (inc)] of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting or amending that order) no enlargement, alteration or improvement of any of the following house types 'Bungalow 2', 'Rockingham' and 'Warwick' as identified on drawing 'N1677 008i Planning Layout' received 19th April 2022 shall be undertaken at any time without the prior planning permission of the Local Planning Authority.

Reason : To ensure the smaller market housing units remain of a commensurate scale, in order to preserve a suitable housing mix across the site, and to safeguard the amenities of future occupiers in accordance with Policies SS2 and LH10 of the South Northamptonshire Local Plan and Section 12 of the National Planning Policy Framework.

 

17.  Notwithstanding the details shown on drawing N1677 008j (Planning Layout) and drawing N1677 700e (Boundary Treatments Plan), full details of the means of enclosures proposed to secure the gardens of 6, 8, 10, and 16 Waters Lane and 15 Thenford Road shall be submitted to and approved in writing by the Local Planning Authority prior to those works commencing. Such approved means of enclosure, in respect of those dwellings which are intended to be given additional garden land, shall be erected prior to the first occupation of plots 40 – 52 inclusive as shown on drawing N1677 008j (Planning Layout).

 

Reason: To ensure the satisfactory appearance of the completed development, to safeguard the privacy of the occupants of the existing and proposed dwellings and to comply with Policy SS2 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework.

 

18.  Prior to the commencement of plots 45 – 50 (the apartment block), further details of the cycle store and refuse/bin store serving this building shall be submitted to and approved in writing by the Local Planning Authority. The details shall include elevational drawings, materials/finish and security measures (for the cycle store). The storage facilities shall thereafter be provided in accordance with the approved details before the building to which they relate is first occupied.

Reason: In order that proper arrangements are made for the storage and disposal of waste in the interests of well planned development and in accordance with Policy SS2 of the South Northamptonshire Local Plan.

 

19.  Details of the external lighting/security lighting including the design, position, orientation and any screening of the lighting for all plots, including the apartment block, and the two parking courts, shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The lighting shall be installed and operated in accordance with the approved scheme at all times thereafter.

 

Reason : In order to safeguard the visual amenities of the area and amenities of neighbouring residential dwellings, in accordance with Policy SS2 of the South Northamptonshire Local Plan and Government advice in The National Planning Policy Framework.