Minutes:
The consultation procedure undertaken was outlined in the report together with background information in respect of the site.
Members were advised that the proposed development was consistent with the aims of national and local policies relative to the site, subject to a Section 106 Agreement for biodiversity off-set payment; off-site public open space contribution and compensation for loss of greenspace; and conditions relating to drainage, landscaping and residential amenity.
If Members approved the application today, they were requested to delegate the final decision to the Operational Director – Planning, Policy and Transportation, in consultation with the Chairman or Vice Chairman, once further ground investigations had been undertaken.
It was reported that since the publication of the report one further objection had been received from a local resident as stated in the update list.
It was noted that the sentence on page 25 of the report “and a contribution towards a drainage scheme should future reserved matters drainage details be adopted” should be removed from the recommendations.
The Committee was addressed by Mr Frazer Sandwith, agent for the applicant. He commented the scheme would provide high quality family homes which would contribute to addressing the housing shortfall in Halton. He stated that all statutory consultation had been completed and there was no evidence that the scheme was unacceptable in any way.
Having considered the information before them and the representations made, Members voted to approve the application.
RESOLVED: That the application be approved subject to the following conditions and subject to a S106 Agreement for: a financial biodiversity off-set payment in lieu of site mitigation for the loss of part of a local Wildlife Site; off-site public open space; loss of an area of Greenspace:
1. Standard outline conditions for the submission of reserved matters application x 3 conditions (BE1);
2. Amended plans (BE1 and TP17);
3. Prior to commencement the submission of a reserved matters proposal which incorporates a full proposal for drainage of the site (BE1);
4. Prior to commencement submission of levels (BE1);
5. Prior to commencement submission of cross sections/calculations in association with achieving the access to the site from Derby road (BE1);
6. Prior to commencement submission of materials (BE1 and CS11);
7. Prior to commencement submission of hard and soft landscaping (BE1);
8. Prior to commencement submission of construction management plan (TP17);
9. Prior to commencement submission of a construction management plan which will include wheel cleansing details (TP17);
10. Avoidance of actively nesting birds (BE1);
11. Prior to commencement details of on-site biodiversity action plan for measures to be incorporated in the scheme to encourage wildlife (GE21);
12. Prior to commencement details of a landscape proposal and an associated management plan to be submitted and approved (BE1 and BE2);
13. Prior to commencement details of bin store and service areas (BE1 and BE2);
14. Prior to commencement details of secured cycle storage (TP6);
15. Prior to commencement details of boundary treatment (BE22);
16. The reserved matters application shall include a layout drawing showing how proposed dwellings/plots respect the Councils adopted interface standards and guidance of 21m between habitable room windows and 13m between habitable room windows and blank elevations. Where a dwelling is positioned at an oblique angle to an existing dwelling, the interface distance will need to be met (BE1);
17. The development hereby permitted shall not be commenced until such time as, a scheme demonstrating that finished floor levels of all proposed residential dwellings are to be set at a minimum of 36.66m OAD, has been submitted to and approved in writing by the local planning authority (BE1, PR16, CS2, CS19, CS23);
18. The development hereby permitted shall not be commenced until such time as; a scheme to limit the surface water run-off generated by the proposed development, has been submitted to and approved in writing by the local planning authority (BE1, PR16, CS2, CS19, CS23);
19. The development hereby permitted shall not be commenced until such time as; a scheme to manage the risk of flooding from overland flow of surface water, has been submitted to and approved in writing by the local planning authority (BE1, PR16, CS2, CS19, CS23);
20. No development shall take place until a scheme for the provision and management of an 8 metre wide buffer zone alongside the Bowers Brook watercourse and floodplain shall be submitted to and agreed in writing by the local planning authority. The buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping; and could form a vital part of green infrastructure provision. The scheme shall include:
· Plans showing the extent and layout of the buffer zone;
· Details of any proposed planting scheme (for example, native species);
· Details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan;
· Details of any proposed footpaths, fencing, lighting;
· Where a green roof is proposed for use as mitigation for development in the buffer zone, ensure use of appropriate substrate and planting mix.
Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority (BE1, PR16, CS2, CS19, CS23).
21. No development shall take place until a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas (except privately owns domestic gardens), shall be submitted to and approved in writing by the local planning authority. The scheme shall include the following elements:
· Protective provisions for the Bowers Brook watercourse/pond/wetland;
· Detail extent and type of new planting (NB planting to be of native species);
· Details of maintenance regime;
· Details of any new habitat created on site;
· Details of treatment of site boundaries and/or buffers around water bodies; and
· Details of management responsibilities.
22. No development shall take place until a detailed method statement for removing or the long term management/control of Japanese Knotweed on the site has been submitted to and approved in writing by the local planning authority. The method statement shall include measures that will be used to prevent the spread of Japanese Knotweed during any operations eg. Mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds/root/stem of any invasive plant listed under the Wildlife and Countryside Act 1981, as amended. Development shall proceed in accordance with the approved method statement (BE1);
23. The future reserved matters proposal shall incorporate a provision for on-site play space (BE1);
24. The future reserved matters proposal shall result in development of no greater than 28 dwellings per hectare (BE1);
25. The future reserved matters proposal shall incorporate a buffer area of at least 15m (from the edge of the woodland and the Brook) to be retained and incorporated within a new boundary of the Local Wildlife Site. This may include areas where ponds could be located providing that a 6m undisturbed margin is left by the edge of the Brook and woodland (BE1, GE19, CS20);
26. No development shall begin until details of a wildlife mitigation scheme, resulting in a site with significant wildlife value, has been submitted to and approved (BE1, GE19, CS20); and
27. No development shall begin until details of a long term management plan for the future management and maintenance of the Brook and any ponds or features for the benefit of wildlife, has been submitted to and approved (BE1, GE19, CS20).