Agenda item

Development of 260 dwellings (use class C3), formal and informal public open space including children’s play area and associated infrastructure including highways, landscaping and sustainable urban drainage system.

 

Late items:

 

Consultations:-

 

NHS England has responded to the application and have requested a contribution of £143,562.96.

 

Leicestershire County Council (Flooding) (Lead Local Flood Authority) required some further information which has been submitted by the applicant and have revised their comments to request three conditions relating to drainage of the site.

 

Leicestershire County Council (Highways) have provided amended comments to the application and raise no objections subject to several additional conditions.

 

Appraisal:-

 

Access and Highways

 

Leicestershire County Council (Highways) have requests nine conditions to be included. Several of these conditions are included within the committee report.

 

A condition has been requested which requires the development to comply with the standards of the 6 C’s document and submission of details relating to internal layout. The adoption of the road will be secured by other legislation and by LCC Highways and is therefore not considered necessary to secure this by condition.

 

Conditions are also requested which requires all dwellings to be within 400 metres of a bus stop and provide a plan showing this and submission of details of the internal layout of the scheme. This condition is not considered necessary as the layout is to be agreed with this application and the bus strategy will identify the bus stops which can ensure properties are within 400 metres of a bus stop.

 

Condition 6 and 7 of the committee report will be amalgamated following comments from LCC Highways, this condition will ensure the same requirements as the previous condition 6 and 7.

 

An additional condition requiring car parking to be provided and retained permanently and requirement of pedestrian visibility splays are considered reasonable and necessary to ensure highway safety within the development in accordance with Policy DM17 and DM18 of the Site Allocations and Development Management Policies DPD.

 

Impact upon Flood Risk

 

Additional figures have been submitted following a request by Leicestershire County Council (Flooding). Following this information LCC (Flooding) do not object to the application, subject to the inclusion of three conditions. The first condition requires the submission of a surface water drainage scheme; the second condition requires details regarding the phasing of the development and appropriate temporary

measures to be details where necessary; and the third requires the submission of surface water discharge details. These conditions will ensure that measure are taken to ensure appropriate drainage for both the construction phase and at completion and are therefore relevant and necessary.

 

Developer Contributions (Section 106 obligations)

 

Health

 

NHS England has undertaken an assessment of the impact of the development. It is considered that the proposed development would result in an additional patient population of 629 (using the Census household size of 2.42 per dwelling). This would result in 16.54 hours patient appointment time per week for a consulting room and 4.41 patient appointment time per week for a treatment room. The closest GP Practice is located at Hollycroft Medical Centre. This centre has seen a 3% overall growth in patient registrations across the last three years. To provide a comprehensive medical service to the proposed residents of this scheme and the wider allocated site an extension to Hollycroft Medical Centre would be needed to provide a larger waiting room, more clinical space, a larger reception, administration and record storage space and more car parking. An assessment of the building has been undertaken and plans have been drawn up which shows that the building can be extended by approximately 352 square metres. The cost for providing this has been calculated on a per square metre basis by quantity surveyors which are experienced in health care projects. The requested contribution is £143,562.96 and is based upon the additional patients to be accommodated, the require metres square per person and the identified build cost per square metre.

 

Based upon the information provided the development would have demonstrable impact upon the health provision in the local area and therefore the requested contributions are necessary, directly related, fairly and reasonably related in scale and kind to the development proposed and should be secured by a Section 106 agreement.

 

Recommendation:-

 

Grant planning permission subject to:

The prior completion of a S106 agreement to secure the following obligations:

? Highways- figure to be agreed

? Education - Primary £3,315,000

Secondary £506,764.09

Special (SEN) - £85,322.05

? Health – £143,562.96

? Civic Amenity - £12,878

? Libraries – £7,410

? Police - £77,502

? Play and Open Space – on site provision with maintenance contribution based on a square metre figure

? Town Centre Improvements – figure to be agreed

? Affordable Housing – 20% on site and local connections

Planning conditions outlined at the end of this report.

 

That the Chief Planning and Development Officer be given delegated powers to determine the final detail of planning conditions.

 

That the Chief Planning and Development Officer be given delegated powers to determine the terms of the S106 agreement including trigger points, financial contributions and claw back periods.

 

Condition 20 amended as follows:-

 

No development approved by this planning permission shall take place until such time as a detailed surface water drainage scheme and a foul water drainage scheme has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall include the utilisation of holding sustainable drainage techniques with; the incorporation of sufficient SuDS treatment, including source control within each development phase, to maintain or improve the existing water quality; the limitation of surface water runoff to equivalent greenfield rates; the ability to accommodate surface water runoff on-site up to the critical 1 in 100 year event plus an appropriate allowance for climate change, based upon the submission of drainage calculations; and the responsibility for the future maintenance of drainage features. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing and phasing arrangements embodied within the scheme or within any other period as may subsequently be agreed, in writing, by the local planning authority.

 

Delete condition 7 and amend condition 6 to read:-

6. The off-site highway works on the A47 at the junctions of Outlands Drive and Roston Road shall be provided in general accordance with the details shown on drawing 14470/012 and shall be completed and made available for use as public highway prior to the occupation of the 250th dwelling.

Reason: To mitigate the impact of traffic associated with the development proposal and in the interests of highway safety in accordance with Policy DM17 of the Site Allocations and Development Management Policies Development Plan Document.

 

Additional conditions:-

35. No development approved by this planning permission shall take place until such time as a detailed construction phasing plan has been submitted to, and approved in writing by, the Local Planning Authority.

Details within the phasing plan should demonstrate how surface water will be managed on site to prevent an increase in flood risk during the various construction stages of development from initial site works through to completion. This shall include temporary attenuation, additional treatment, controls, maintenance and protection. Details regarding the protection of any proposed infiltration areas should also be provided.

Reason: To prevent an increase in flood risk and maintain the existing surface water runoff quality though the entire development construction phase, and to prevent damage to the final surface water management systems in accordance with Policy DM7 of the Site Allocations and Development Management Policies Development Plan Document.

 

36. No development approved by this planning permission shall take place until such time as phased surface water discharge details have been submitted to, and approved in writing by, the Local Planning Authority.

Details within the plan should demonstrate that appropriate flow controls and attenuation for any initial phases of development can restrict discharge rates of the initial developed areas to equivalent greenfield rates. Details regarding any temporary works during alterations to flow controls to account for later phases of development should also be submitted.

Reason: To prevent flooding by ensuring that equivalent greenfield runoff rates can be achieved throughout the lifetime of the phased development in accordance with DM7 of the Site Allocations and Development Management Policies Development Plan Document.

 

37. Prior to the first occupation of any dwelling, car parking shall be provided, hard surfaces and made available for use in accordance with the approved plans identified in condition 2. The parking spaces provided shall be retained in perpetuity.

Reason: To ensure that adequate off-street parking provision is provided to avoid on-street parking issues in accordance with Policy DM18 of the Site Allocations and Development Management Policies Development Plan Document.

 

38. Before first use of the development hereby permitted, 2.0 metre by 2.0 metre pedestrian visibility splays shall be provided on the highway boundary on both sides of each dwelling access with nothing within those splays higher than 0.6 metres above the level of the adjacent footway/verge/highway, in accordance with the current standards of the Highway Authority and shall be so maintained in perpetuity.

Reason: To ensure that adequate pedestrian visibility is provided in the interests of highway safety in accordance with Policy DM17 of the Site Allocations and Development Management Policies Development Plan Document.

Application for development of 260 dwellings (use class C3), formal and informal public open space including children’s play area and associated infrastructure including highways, landscaping and sustainable urban drainage system.

 

Whilst in support of the application, a member reminded the meeting that, when the outline application for the development had been considered at the previous meeting, the final agreement on the detail of the S106 agreement had been delegated to a group of six members. An AMENDMENT to this effect was moved by Councillor Witherford and seconded by Councillor Cartwright and subsequently CARRIED.

 

 It was moved by Councillor Ladkin, seconded by Councillor Taylor and

 

RESOLVED –

 

(i)            Planning permission be granted subject to completion of a Section 106 agreement and the conditions contained in the officer’s report and late items;

 

(ii)           Negotiation of the details of the Section 106 agreement be delegated to officers, with the final decision on the terms of the agreement delegated to a group of six members to be agreed by the chairman and the opposition representative for planning.

 

Councillor Bill left the meeting at 6.45pm.