Agenda item

APPLICATION NO.

22/01992/FULLN

APPLICATION TYPE

FULL APPLICATION - NORTH

REGISTERED

04.08.2022

APPLICANT

Taylor Wimpey West London

SITE

Land West of Finkley Farm Road, Andover, ANDOVER TOWN (ROMANS)

PROPOSAL

Erection of 102 dwellings and 350 sqm Class E retail convenience store and sub-station, including access, parking, public open space, landscaping, drainage and associated earthworks

AMENDMENTS

Additional Plan showing the proposed cycling improvements received 25 May 2023

Amended plans to reflect the changes to accommodate the concerns of the Designing out Crime Officer received 31 May 2023.

CASE OFFICER

Mrs Samantha Owen

The Officer’s recommendation as per the agenda was proposed by Councillor J Budzynski and seconded by Councillor Z Brooks.  Upon being put to the vote, the motion was carried.

Delegated to the Head of Planning and Building that, subject to the completion of a satisfactory legal agreement to secure; mitigation land to offset the nitrogen load from the development, affordable housing provision and associated financial contribution, two adaptable dwellings built in accordance with Building Regulations standard M4(2) Category 2, the Framework Travel Plan and associated approval and monitoring fees, a Travel Plan Bond, transfer of onsite public open space to Test Valley Borough Council and associated commuted sum for its long term management and maintenance, details of the Management Company for the management and maintenance of internal roads and financial contributions towards: a). off-site public open space provision, b). off-site highway works c). doctor’s surgeries and d). education provision; 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.

The occupation of the development authorised by this permission shall not begin until the following highways works are complete and operational;

·  Highway improvement works shown on Drawing Number 18087/100 REVD or 06-034/1261B and 06-034/1262B hereby approved have been implemented in accordance with either of these drawings and;

·  the North Way/Finkley Arch “L” Improvements as set out in Schedule 12, Part 1 of the S106 Agreement that accompanies the Outline permission TVN.09258 as permitted on 13^th August 2008 and shown on Drawing Number 06-034-02-135 REV B.

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

3.

The development hereby permitted shall not be carried out except

In complete accordance with the details shown on the submitted

plans, numbers;

Proposed Floor Plans - Plan Ref no. 22016 P152 - Version Building D - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P151 - Version Blocks B _ C - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P150 - Version Building A - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P161 - Version A bin/cycle _ substation - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P160 - Version Garages - 04/08/22

Proposed Elevations - Plan Ref no. 22016 P153 - Version Building D - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P137 - Version Plot 72 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P136 - Version Plot 63-64 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P135 - Version Plot 60-61 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P134 - Version Plot 59 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P143 - Version Plot 22 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P142 - Version Plot 84 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P141 - Version Plot 93-95 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P140 - Version Plot 87-89 - 04/08/22

Site Location Plan - Plan Ref no. 22016 S101  - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P110 - Version Plots 1-3 and 90-92 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P111 - Version Plots

4-5 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P112 - Version Plots 10, 27, 28, 58, 81 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P113 - Version Plots 11-12,65-66, 74-75 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P117 - Version Plot 17 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P118 - Version Plots 18-20 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P119 - Version Plot 35 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P120 - Version Plots 24 and 62 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P121 - Version Plots 25-26,82-83, 85-86 - 04/08/22

Composite Plan - Existing - Plan Ref no. 22016 P122 - Version Plot 29 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P123 - Version Plot 30 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P114 - Version Plot 13 and 102 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P115 - Version Plot 14-15 and 97-98 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P116 - Version Plots 16, 21 and 23 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P128 - Version Plots 36-37 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P129 - Version Plots 38-39 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P130 - Version Plots 40-41 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P131 - Version Plots 50-51 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P132 - Version Plots 52-53 and 54-55 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P133 - Version Plots 56-57 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P124 - Version Plots 31-32 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P125 - Version Plots 33, 71 and 96 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P126 - Version Plots 73 and 99 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P127 - Version Plot 34 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P138 - Version Plots 76-77 - 04/08/22

Composite Plan - Proposed - Plan Ref no. 22016 P139 - Version Plots 78-80 - 04/08/22

Site Layout - Plan Ref no. 22016 P103B - Version Affordable housing layout – 31/05/23

Details - Plan Ref no. WWL/E5020/001 D - Version Levels strategy layout – 31/05/23

Details - Plan Ref no. WWL/E5020/002 D - Version Drainage strategy layout – 31/05/23

Details - Plan Ref no. 22016 P104B - Version Boundary materials layout – 31/05/23

Details - Plan Ref no. 22016 P105B - Version Building material layout - 31/05/23

Site Layout - Plan Ref no. 22016 P101F  - 31/05/2023

Coloured Site Layout - Plan Ref no. 22016 C101B  - 31/05/2023

Details - Plan Ref no. D3181-FAB-00-XX-DR-L-1001 PL05 - Version (1 of 5) – 31/05/23

Details - Plan Ref no. D3181-FAB-00-XX-DR-L-1002 PL05 - Version (2 of 5) – 31/05/2023

Details - Plan Ref no. D3181-FAB-00-XX-DR-L-1003 PL05 - Version (3 of 5) – 31/05/23

Details - Plan Ref no. D3181-FAB-00-XX-DR-L-1004 PL05 - Version (4 of 5) – 31/05/23

Details - Plan Ref no. D3181-FAB-00-XX-DR-L-1005 PL05 - Version (5 of 5) – 31/05/23

Details - Plan Ref no. 06-034/1262 B - Version Sheet 2 - 30/10/22

Details - Plan Ref no. 06-034/1261 B - Version Sheet 1 - 30/10/22

Landscaping - Plan Ref no. TWWL23988 11 DR-Sheet 1 - Version Sheet 1 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 11 DR-Sheet 2 - Version Sheet 2 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 11 DR-Sheet 3 - Version Sheet 3 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 20 DR-Sheet 1 - Version Sheet 1 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 20 DR-Sheet 2 - Version Sheet 2 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 20 DR-Sheet 3 - Version Sheet 3 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 11 DR-Sheet 4 - Version Sheet 4 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 11 DR-Sheet 5 - Version Sheet 5 – 31/05/23

Landscaping - Plan Ref no. TWWL23988 11 DR-Sheet 6 - Version Sheet 6 – 31/05/23

Details - Plan Ref no. D3181-FAB-00-XX-DR-L-1100 PL06  - Landscape Legend – 31.05.23

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

4.

No development shall commence on site until a construction traffic management plan has been submitted to and approved in writing by the Local Planning Authority, which shall include:

(a)  A programme of and phasing of demolition (if any) and construction work;

(b)  The provision of long term facilities for contractor parking;

(c)  The arrangements for deliveries associated with all construction works;

(d)  Methods and phasing of construction works;

(e)  Access and egress for plant and machinery;

(f)  Protection of pedestrian routes during construction;

(g)  Location of temporary site buildings, compounds, construction material, and plant storage areas;

(h)  Details of the methodology for ensuring dirt is not transferred onto the highway from the site (i.e. wheel washers), and onwards mitigation should this fail, such as the employment of mechanical road sweepers, and the subsequent refresh of street lining (as and when required) should this be damaged during the process. 

Demolition and construction work shall only take place in accordance with the approved management plan.

Reason:  In the interest of the amenities of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8 and T1.

5.

No development shall take place (other than any approved demolition and site clearance works) until an assessment of the nature and extent of any contamination and a scheme for remediating the contamination has been submitted to and approved in writing by the Local Planning Authority. The assessment must be undertaken by a competent person, and shall assess the presence of any contamination on the site, whether or not it originates on the site. The assessment shall comprise at least a desk study and qualitative risk assessment and, where appropriate, the assessment shall be extended following further site investigation work. In the event that contamination is found, or is considered likely, the scheme shall contain remediation proposals designed to bring the site to a condition suitable for the intended use. Such remediation proposals shall include clear remediation objectives and criteria, an appraisal of the remediation options, and the arrangements for the supervision of remediation works by a competent person. The site shall not be brought in to use until a verification report, for the purpose of certifying adherence to the approved remediation scheme, has been submitted to and approved in writing by the Local Planning Authority.

Reason:  To ensure a safe living/working environment in

accordance with Policy E8 of the Test Valley Borough Revised

Local Plan 2016.

6.

Prior to the commencement of construction activity including site clearance or groundworks, a Construction Environment Management Plan (CEMP) shall be submitted to the Local Planning Authority for approval.

The CEMP shall detail the significant risks posed to amenity from the emission of noise, vibration, light and dust and set out the mitigation measures to be employed to control such emissions and mitigate the effects of such emissions on sensitive land uses. The CEMP shall include details of the site compound location(s). The construction activity shall only take place in accordance with the approved CEMP.

Reason:  In the interest of the amenities of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

7.

No development shall commence until a detailed surface water drainage scheme for the site, based on the principles within the Flood Risk Assessment and Drainage Strategy, has been submitted and approved in writing by the Local Planning Authority. The submitted details shall be implemented as approved and must include:

a.  A technical summary highlighting any changes to the design from that within the approved Flood Risk Assessment and Drainage Strategy.

b.  Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.

c.  Further information on  turbidity generation and pollution prevention controls

Reason:  To ensure satisfactory surface water drainage on site in accordance with Policy E7 of the Test Valley Borough Revised Local Plan 2016.

8.

No development shall commence until the tree protection as shown on Drawing Number 1826-KC-XX-YTREE-TPP01REVA has been installed and at least 2 working days’ notice of development commencing given to the local planning authority.  The Tree Protection shall be retained and maintained for the full duration of the construction phases of the development.  No activities shall take place within the protected areas.

Reason:  To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Policy E2 of the Test Valley Borough Revised Local Plan 2016.

9.

No dwelling shall be occupied until a connection between it and the adopted highway has been constructed to at least binder course level for use by pedestrians, cycles and vehicles. The development shall be carried out in accordance with the approved details.

Reason:  To ensure that the roads, footway, footpath and cycleways are constructed to an appropriate standard to serve the development in accordance with Policy T1 of the Test Valley Borough Revised Local Plan 2016.

10.

No construction activity shall be carried out and no deliveries taken at or despatched from the site except between the hours of 07:30 hours and 18:00 hours Monday to Friday and 08:00 hours and 13:00 hours on Saturday and not at any time on Sundays, Bank or Public Holidays.

Reason:  In the interest of the amenities in the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

11.

No percussive or vibratory piling work shall be conducted on site until a noise and vibration assessment has been conducted and a scheme of mitigation measures has been submitted to and agreed in writing by the local planning authority. The agreed mitigation measures shall be carried out in accordance with the approved details.

Reason:  In the interest of the amenities in the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

12.

All deliveries and waste collections to the retail unit shall be restricted to between 08.00 - 20.00 hours Mondays to Saturdays and at no time on Sundays or Bank Holidays, with the following exceptions:

i)  One delivery of newspapers between 06.00 to 08.00 hours daily by means of a light goods vehicle (i.e. not exceeding 3.5 tonnes maximum gross vehicle weight) is permitted.

ii)  Deliveries (in addition to the newspaper delivery) between 09.00 to 16.00 hours on Sundays and Bank Holidays is permitted.

Reason:  In the interest of the amenities in the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

13.

The commercial premises within ‘Block D’ as shown on the Amended Site Layout drawing no. 22016 C101B shall only be open between the hours of 0700 and 2300 hours on any day.

Reason:  In the interest of the amenities in the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

14.

Prior to the installation of any fixed external plant, or externally venting plant in connection with the commercial use hereby permitted within ‘Block D’ as shown on the Amended Site Layout drawing no. 22016 C101B, a specification of the proposed plant to be installed, including details of noise emissions, shall be submitted to and approved in writing by the local planning authority.  The specification and accompanying details shall be implemented as approved.

Reason:  In the interest of the amenities in the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

15.

No artificial lighting shall be brought into use or illuminated unless back plates or other mitigation measures have first been installed where necessary to ensure that light at any residential property does not exceed 2 lux after 2300 hours when the light is illuminated. All such mitigation measures shall thereafter be permanently retained.

Reason:  To safeguard existing and future residents from artificial light pollution having regard to policy E8 of the Test Valley Borough Revised Local Plan 2016.

16.

Details for the long term maintenance arrangements for the surface water drainage system (which includes the crated drainage system serving the highway) 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 be implemented as approved and must include;

a.  Maintenance schedules for each drainage feature type and ownership

b.  Details of protection measures

Reason: To ensure satisfactory surface water drainage on site in accordance with Policy E7 of the Test Valley Borough Revised local Plan 2016.

17.

No development shall take place above DPC level of the development hereby permitted until a scheme showing EV Charging Points and Solar PV Panels has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason:  In the interest of the amenities in the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

18.

Prior to the occupation of the first dwelling an implementation plan for the delivery of the landscaping as shown on the submitted plan, Drawing Numbers dated 31^st May 2023,

TWWL 23988 11 DR-SHEET 1

TWWL 23988 11 DR-SHEET 2

TWWL 23988 11 DR-SHEET 3

TWWL 23988 11 DR-SHEET 4

TWWL 23988 11 DR-SHEET 5

TWWL 23988 11 DR-SHEET 6

shall be submitted to and agreed in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details.

Reason:  To ensure the provision, establishment and maintenance to a suitable standard of the approved landscape designs to create and maintain the appearance of the site and enhance the character of the development in the interest of visual amenity and to contribute to the character of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and E2.

19.

The apartment blocks hereby permitted, referred to as Blocks A, B, C and D on Drawing No. 22016/C101B shall not be occupied until the residential bin store associated with that apartment block has been fitted with internal lighting to allow for the safe use of the residential bin stores by future occupiers.  The bin stores hereby permitted will be secured by a digi lock which shall be retained and maintained in good working condition thereafter.

Reason:  To protect the amenity of future occupiers in accordance with Policy E8 of the Test Valley Revised Local Plan 2016.

20.

No development shall take place above DPC level of the development hereby permitted until an Employment and SkillsPlan to encourage and promote skills and training in the construction industry in accordance with the Construction Industry Training Board (CITB) Client Based Approach to developing and implementing an Employment Skills Strategy on Construction projects, Local Client Guidance – England, v2, CITB and the National Skills Academy 2016 has been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details.

Reason: Details are required prior to commencement in order to identify and provide skills needs and training delivery in accordance with Test Valley Borough Revised Local Plan 2016 policy ST1.

21.

Prior to the occupation of the dwellings hereby permitted a lighting strategy for the development shall be submitted to and approved in writing by the Local Planning Authority.  The Lighting Strategy shall comply with BS 5489-1:2020.  The development shall be carried out in accordance with the approved details.

Reason:  To protect the amenity of future occupiers in accordance

with Policy E8 of the Test Valley Revised Local Plan 2016.

22.

No dwelling hereby permitted shall be occupied until the parking and manoeuvring space associated with that dwelling has been provided in accordance with Drawing Number 22016/C101B 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.

23.

The commercial premises hereby permitted shall not be brought into use until the bin store associated with that commercial use has been fitted with internal lighting to allow for the safe use of the commercial bin stores.  The bin store will be secured by a digi lock that has a different code to the adjacent residential bin store and the digi lock shall be retained and maintained in good working condition thereafter.

Reason:  To protect the amenity of future occupiers in accordance with Policy E8 of the Test Valley Revised Local Plan 2016.

24.

Development shall proceed in accordance with the measures set out in Section 5 ‘Mitigation’ and Section 6 ‘Enhancement Opportunities’ of the Land West of Finkley Farm Road, East Anton, Andover, Preliminary Ecological Appraisal (RPS, July 2022). Thereafter, the mitigation and enhancement measures shall be permanently maintained and retained in accordance with the approved details, with a report from a qualified Ecologist providing confirmation and evidence to the Local Planning Authority within 6 months of final occupation.

Reason:  To ensure the favourable conservation status of protected species and enhance biodiversity in accordance with the Natural Environment and Rural Communities Act 2006, the NPPF and Policy E5 of the Test Valley Revised Local Plan DPD.

25.

The communal parking areas as shown on Drawing No. 22016/C101B will be marked by the painting of numbers on the ground to each residential unit to which they are allocated.  The car parking spaces shall be marked prior to the occupation of the dwelling they are allocated to.

Reason: To ensure satisfactory parking levels are retained on site in accordance with Policy T2 of the Test Valley Borough Revised Local Plan 2016.

26.

Rear access gates to all residential properties shall be fitted with a key operated lock that operates from both sides and shall be suitable for exterior use.

Reason:  To ensure safe and secure development and contribute to reducing crime and disorder, in accordance with the adopted Local Plan, Policy CS1.

27.

The retail convenience store hereby permitted shall be restricted to Use Class E (a) of the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 and for no other purposes within Class E of that Order.

Reason:  To protect amenities of neighbouring uses and ensure adequate parking in accordance with policies T2 and E8 of the Test Valley Borough Revised Local Plan 2016.

28.

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.