Agenda item

APPLICATION NO.

20/00599/FULLS

APPLICATION TYPE

FULL APPLICATION - SOUTH

REGISTERED

06.03.2020

APPLICANT

Alfred Homes And Vivid Homes

SITE

Abbotswood House , Braishfield Road, Romsey, SO51 0PB,  ROMSEY EXTRA

PROPOSAL

Erection of 63 residential dwellings, with associated landscaping, parking and reconfiguration of roundabout to form new vehicular access

AMENDMENTS

Amended plans received 10.07.20, 26.01.21, 11.01.21. 23.04.21, 29.04.21, 01.09.21, 08.10.21, 23.11.21 & 09.12.21

CASE OFFICER

Mr Paul Goodman

Delegate to Head of Planning & Building for completion of satisfactory consultation with Ecology Officer and the addition/amendment of relevant conditions, and legal agreement to secure;

• Removal of nitrate mitigation land from agricultural production
• Future management of the nitrate mitigation land, and
• New Forest SPA contribution.
• Reptile mitigation land
• Affordable housing provision
• Affordable housing contribution.

Then PERMISSION subject to:

1.

The development hereby permitted shall be begun within three years from the date of this permission.

Reason:  To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.

No development shall take place above DPC level of the development hereby permitted until samples and details of the materials to be used in the construction of all external surfaces hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason:  To ensure the development has a satisfactory external appearance in the interest of visual amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

3.

The development hereby approved shall be undertaken in full accordance with the provisions set out within the Arboricultural Impact Appraisal and Method Statement AIA/AMS-KC/AH/ABBOTSWOOD/004 Revision A (Technical Arboriculture, Sept 21) and Tree Protection Plans ref 004A REV B and 004B REV B.

Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.

4.

Tree protective measures installed (in accordance with the tree protection condition) shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities, nor material storage, nor placement of site huts or other equipment what-so-ever shall take place within the barrier.

Reason: To ensure the avoidance of damage to existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.

5.

All service routes, drain runs, soakaways or excavations in connection with the development hereby permitted shall remain wholly outside the tree protective barrier.

Reason: To ensure the avoidance of damage to existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.

6.

No development shall take place above DPC level until full details of hard and soft landscape works have been submitted and approved. Details shall include-where appropriate: proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures. Soft landscape works shall include: planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities. The soft landscape proposals shall include details of soft boundary treatments to the outside edges of the site. The details shall also include the provision of a legacy tree to the south of Block B of a species to be agreed with the LPA and suitable tree pits for new tree planting. The landscape works shall be carried out in accordance with the implementation programme and in accordance with the management plan.

Reason:  To improve the appearance of the site and enhance the character of the development in the interest of visual amenity and contribute to the character of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and E2.

7.

The development shall not be occupied until space has been laid out and provided for the parking and manoeuvring of vehicles to enable them to enter and leave the site in a forward gear in accordance with the approved plan and this space shall thereafter be reserved for such purposes at all times.

Reason: In the interests of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1.

8.

Any gates shall be set back at least 4.5 metres from the edge of the carriageway of the adjoining highway.

Reason: In the interest of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1.

9.

There shall be no construction or demolition works, no machinery shall be operated, no processes carried out and no deliveries received or dispatched outside the following times: 07:30 to 18:00 hours Monday to Friday and 08:00 to 13:00 hours on Saturday.  In addition, no such activities shall take place on Sundays, Bank or Public holidays.

Reason: In the interests of the amenities of neighbouring properties in accordance with Test Valley Borough Local Plan policies E8 and LWH4.

10.

Before the development hereby permitted is commenced details, including plans and cross sections, shall be submitted to and approved by the Local Planning Authority of the existing and proposed ground levels of the development and the boundaries of the site and the height of the ground floor slab and damp proof course in relation thereto. Development shall be undertaken in accordance with the approved details.

Reason:  To ensure satisfactory relationship between the new development and the adjacent residential dwellings, and amenity areas in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and LHW4.

11.

The development hereby approved shall be designed and built to meet Regulation 36 2 (b) requirement of 110 litres/person/day water efficiency set out in part G2 of Building Regulations 2015.

Reason: In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.

12.

The drainage system shall be constructed in accordance with the Flood Risk Assessment V1.1 (The Civil Engineering Practice, December 2019). Any changes to the approved documentation must be submitted to and approved in writing by Local Planning Authority and Lead Local Flood Authority. Any revised details submitted for approval must include a technical summary highlighting any changes, updated detailed drainage drawings and detailed drainage calculations.

Details for the long-term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;

a.  Maintenance schedules for each drainage feature type and ownership.

b.  Details of protection measures.

Maintenance and protection measures shall be carried out in accordance with the approved details.

Reason: To ensure a satisfactory form of development and in the interest of local amenities in accordance with Test Valley Borough Revised Local Plan 2016 policy E7.

13.

No development shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (WSI) that has been submitted to and approved by the Planning Authority in order to recognise, characterise and record any archaeological features and deposits that may exist here. The assessment should take the form of trial trenching, with trenches targeted upon the footprints of the proposed houses, garages and access road. If the results of the evaluation are deemed significant enough by Test Valley Borough Council, then a programme of archaeological mitigation of impact, based on the results of the trial trenching, should be carried out in accordance with a further Written Scheme of Investigation that has been submitted to and approved by the Planning Authority. Following the completion of all archaeological fieldwork, a report will be produced in accordance with an approved programme including, where appropriate, a post-excavation assessment consisting of specialist analysis and reports together with a programme of publication and public engagement.

Reason: In the interest of the heritage of the site in accordance with Test Valley Borough Revised Local Plan policy E9.

14.

Development shall proceed in accordance with the ecological mitigation, compensation and enhancement measures detailed within the Update Ecological Assessment Report Number: 0207, Issue Number: 04 (Peach Ecology, 8th December 2021) unless otherwise agreed in writing by the Local Planning Authority. Ecological mitigation, compensation and enhancement features shall be created/installed as per ecologists instructions and retained in perpetuity in a condition suited for their intended purpose.

Reason: to protect biodiversity in accordance with the Conservation Regulations 2017, Wildlife & Countryside Act 1981, the NERC Act (2006), NPPF and with Policy E5 of the Test Valley Borough Council Adopted Local Plan 2011-2029.

15.

No development shall take place unless or until an Environmental Management Plan has been submitted to, and approved in writing by, the Local Planning Authority.  The Environmental Management Plan shall cover the control of noise, dust and spoil during the demolition, site preparation and construction phases of development. The Environmental Management Plan shall include the provision of wheel washing, and any other suitable facility, to avoid the deposit of spoil onto the highway network. Work shall be undertaken in accordance with the approved Environmental Management Plan.

Reason: In the interests of the amenities of neighbouring properties in accordance with Test Valley Borough Local Plan policies E8 and LWH4.

16.

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans

  Site Layout - SL.01 F

  Location Plan - LP.01 A

  Boundary and Dwelling Material Layout - BDML.01 D

  Parking Allocation Layout - PAL.01 D

  Affordable Housing Layout - AHL.01 D

  Refuse Storage and Collection Layout - RL.01 D

  Coloured Street Elevations - CSE.01 C

  House Type 2B4P - Elevations - HT.2B4P.e Rev C

  House Type 2B4P - Floor Plans - HT.2B4P.p Rev C

  House Type 3B5P - Elevations - HT.3B5P.e Rev C

  House Type 3B5P - Floor Plans - HT.3B5P.p Rev C

  House Type B - Elevations - HT.B.e Rev B

  House Type B - Floor Plans - HT.B.p Rev B

  House Type C - Elevations - HT.C.e Rev B

  House Type C - Floor Plans - HT.C.p Rev B

House Type D1 - Elevations - Option 1 (Sheet 1 of 2) - HT.D1-1.e1 Rev C

House Type D1 - Elevations - Option 1 (Sheet 2 of 2) - HT.D1-1.e2 Rev C

House Type D1 - Elevations - Option 2 (Sheet 1 of 2) - HT.D1-2.e1 Rev B

House Type D1 - Elevations - Option 2 (Sheet 2 of 2) - HT.D1-2.e2 Rev B

  House Type D1 - Floor Plans - HT.D1.p Rev C

  House Type E - Elevations - Option 1 - HT.E-1.e Rev B

  House Type E - Elevations - Option 2 - HT.E-2.e Rev B

  House Type E - Floor Plans - HT.E.p Rev B

  House Type F1 - Elevations (Sheet 1 of 2) - HT.F1.e1 Rev B

  House Type F1 - Elevations (Sheet 2 of 2) - HT.F1.e2 Rev B

  House Type F1 - Floor Plans - HT.F1.p Rev B

House Type F2 - Option 1 - Elevations (Sheet 1 of 2) - HT.F2-1.e1 Rev B

House Type F2 - Option 1 - Elevations (Sheet 2 of 2) - HT.F2-1.e2 Rev B

House Type F2 - Option 2 - Elevations (Sheet 1 of 2) - HT.F2-2.e1 Rev B

House Type F2 - Option 2 - Elevations (Sheet 2 of 2) - HT.F2-2.e2 Rev B

  House Type F2 - Floor Plans - HT.F2.p Rev B

  House Type G - Elevations - HT.G.e Rev B

  House Type G - Floor Plans - HT.G.p Rev B

  House Type H - Elevations (Sheet 1 of 2) - HT.H.e1 Rev B

  House Type H - Elevations (Sheet 2 of 2) - HT.H.e2 Rev B

  House Type H - Floor Plans - HT.H.p Rev B

  House Type J - Elevations - HT.J.e Rev B

  House Type J - Floor Plans - HT.J.p Rev B

  House Type 4B7P - Floor Plans - HT.4B7P.p Rev B

  House Type 4B7P - Elevations - HT.4B7P.e Rev B

  Flat Block A- Elevations - FB A.e A Rev A

  Flat Block A- Floor Plans - FB A.p A Rev A

  Flat Block B- Elevations - FB A.e A Rev A

  Flat Block B- Floor Plans - FB A.p A Rev A

Tree Protection Plan - Ref TCP-KC/ABBOTSWOOD/004a Rev B Nov 21

Tree Protection Plan - Ref TCP-KC/ABBOTSWOOD/004b Rev B Nov 21

  A275 GA01 REV G

  A275 GA02 REV G

Reason: For the avoidance of doubt and in the interests of proper planning.

17.

Details of any external lighting shall be submitted to and approved in writing by the local planning authority prior to first installing any such lighting before the building(s) is/are occupied. Lighting shall follow best practice guidelines outlined by the Bat Conservation Trust and the Institute of Lighting Professionals (Guidance note 08/18 Bats and artificial lighting in the UK). Development shall be carried out in accordance with the approved details.

Reason: To safeguard the amenities of the area and to prevent disturbance to protected species in accordance with Test Valley Borough Revised Local Plan (2016) Policies E8 and E5.

18.

Prior to commencement, a detailed scheme of biodiversity enhancements to be incorporated into the development, and long term ecological management plan for retained, enhanced and created habitats on site, including the buffer areas, shall be submitted to and approved in writing by the Local Planning Authority. This should include details of fencing, planting plans, landscape plan and a long-term management plan (minimum 10 years). Development shall subsequently proceed in accordance with the approved details.

Reason: To enhance biodiversity and ensure protection of the adjacent woodland in accordance with NPPF and the Natural Environment and Rural Communities Act 2006 and with Policies E2 and E5 of the Test Valley Revised Local Plan DPD 2011-2029.

19.

No construction of any dwelling hereby approved shall commence in a Development Parcel until an Employment and Skills Plan has first been submitted to and approved by the Local Planning Authority for that Parcel. The Plan shall be based on the CITB Client Based Approach (or such other standard as may supersede it) and shall include the requirements of the CITB schedule for residential development that applies to the value of the development at the time the Plan is submitted. Development shall proceed in accordance with the approved details.

Reason: To ensure that the development contributes to construction skills training having regard to policy ST1 of the Test Valley Borough Revised Local Plan 2016.

Notes to applicant:

1.

The development hereby permitted shall be carried out and completed strictly in accordance with the submitted plans, specifications and written particulars for which permission is hereby granted or which are subsequently submitted to, and approved in writing by, the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.

2.

In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.

3.

Bats and their roosts receive strict legal protection under the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 (as amended). All work must stop immediately if bats, or evidence of bat presence (e.g. droppings, bat carcasses or insect remains), are encountered at any point during this development. Should this occur, further advice should be sought from Natural England and/or a professional ecologist.

4.

Birds' nests, when occupied or being built, receive legal protection under the Wildlife and Countryside Act 1981 (as amended). It is highly advisable to undertake clearance of potential bird nesting habitat (such as hedges, scrub, trees, suitable outbuildings etc.) outside the bird nesting season, which is generally seen as extending from March to the end of August, although may extend longer depending on local conditions. If there is absolutely no alternative to doing the work in during this period then a thorough, careful and quiet examination of the affected area must be carried out before clearance starts. If occupied nests are present then work must stop in that area, a suitable (approximately 5m) stand-off maintained, and clearance can only recommence once the nest becomes unoccupied of its own accord.

5.

The applicant is advised that a formal application for connection to the public sewerage system is required in order to service this development, New Connections Services Charging Arrangements are published and available on the Southern Water website via the following link southernwater.co.uk/infrastructure-charges