To consider a report of the Head of Planning, Economy and Regeneration regarding this application.
Minutes:
The Committee had before it a *report of the Head of Planning, Economy and Regeneration regarding the above application.
The Area Team Leader outlined the contents of the report highlighting by way of presentation the application, the site location plan and the 3 previous consents on the site that had not come to fruition. Members viewed the site location plan, a plan showing the 14 affordable dwellings that had already been built as part of the allocation on the site, the proposed roof plans, photographs of the site and an impression of the development, an impression of the internal street scheme supplied by the architects and proposed views from Westexe looking back into the site towards the Town Hall and St Georges Church. She highlighted the site elevations, the landscape sections, the layouts of the upper level, ground floor and lower grounds floors and elevations of the dwellings and apartment blocks.
She then provided answers to questions posed within public question time:
· Her report had been written independently, it was a professional report based on the facts of the application.
· She had collated all the information available and had contacted residents.
· She had acted to assist the developer to overcome outstanding issues as she would with any application.
· It was correct that the land fell within Flood Zone 3 and the Environment Agency were aware.
· A flood risk assessment had been provided and recommendations had been made for additional conditions including the provision of flood warning signs particularly to the under storey area which could be prone to flooding.
· With regard to the site being considered as the 5th most likey site for flood risk in 2009, she had not read that but in 2017 the site was sequentially sound.
Consideration was given to:
· Whether the linking bridges were covered
· The number of lifts
· Accessibility for disabled people
· The steepness of the site
· The views of the objector with regard to the possibility of a town centre garden, the size of the development, access issues, lack of planting, the impact of the development on Ham Place
· The comments of Historic England
· The need to develop the site
RESOLVED that planning permission be granted subject to conditions as recommended by the Head of Planning, Economy and Regeneration with an amendment to Condition 11 to read: No part of the development hereby permitted shall be commenced until the detailed design of the proposed permanent surface water drainage management system has been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority. The design of this permanent surface water drainage management system will be in accordance with the principles of sustainable drainage systems, and those set out in the Flood Risk Assessment (Ref. L1008-C-RP-0001; Rev. 03; dated 24th November 2017), Webb Yates Sketch Showing Proposed Alternative Drainage Strategy (drawing No. L1008-C-SK-0035-00-59; dated 29th November 2017), Webb Yates Mark-up Showing Flood Exceedance Routes (drawing No. L1008-C-SK-0034-00-59; dated 29th November 2017) and Civil & Structural Engineering Stage 3 Report (Ref. L1008-S-RP-0001; Rev. 01; dated 24th November 2017).?
Reason: To ensure that surface water runoff from the development is managed in accordance with the principles of sustainable drainage systems and in the interests of ensuring that adequate drainage is provided to serve the development and to reduce the risk of pollution in accordance with Policy DM2 of the Mid Devon Local Plan Part 3 (Development Management Policies).
With additional conditions to read:
The proposed estate road, footways, verges, junctions, street lighting, sewers, drains, service routes, surface water outfall, road maintenance/vehicle overhang margins, visibility splays, accesses, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins, For this purpose, plans and sections indicating, as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority.
Reason: To ensure that adequate information is available for the proper consideration of the detailed proposals in accordance with policy DM2 Local Plan Part 3 (Development Management Policies)
No part of the development hereby permitted shall be commenced until details of the exceedance pathways and overland flow routes across the site in the event of rainfall in excess of the design standard of the proposed surface water drainage management system have been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority.
Reason: To ensure that the surface water runoff generated from rainfall events in excess of the design standard of the proposed surface water drainage management system is safely managed.
No part of the development hereby permitted shall be commenced until the full details of the adoption and maintenance arrangements for the proposed permanent surface water drainage management system have been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority.
Reason: To ensure that the development’s permanent surface water drainage management systems will remain fully operational throughout the lifetime of the development.
Prior to their installation, details of the link bridges between blocks E to F and G to H, at first and second floor levels and details of the balustrading for the balconies within blocks E, F, G and H shall be submitted to and approved in writing by the Local Planning Authority. The link bridges and the balconies shall be completed in accordance with the approved details and shall be so retained.
Reason: To ensure the use of materials and detailing appropriate to the development in order to safeguard the visual amenities of the area and he character and appearance of the conservation area in accordance with policies DM2 and DM27 Local Plan Part 3 (Development Management Policies).
No part of the development hereby permitted shall be commenced until a detailed surface water drainage management plan for the full period of the development’s construction, has been submitted to, and approved in writing by, the Local Planning Authority, with consultation with Devon County Council as the Lead Local Flood Authority. This temporary surface water drainage management system shall then be constructed in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority, with consultation with Devon County Council as the Lead Local Flood Authority, and shall thereafter be so maintained.
Reason: To ensure that surface water from the construction site is appropriately managed so as to not increase the flood risk, or pose water quality issues, to the surrounding area.
The development shall be carried out in accordance with the Conservation Action Statement prepared by Acorn Ecology Ltd received 29th November 2017.
Reason: To protect the habitats of protected species in accordance with policy DM2 Local Plan Part 3 (Development Management Policies).
(Proposed by Cllr Mrs H Bainbridge and seconded by Cllr B A Moore)
Notes:
(i) Cllr R L Stanley declared a personal interest as a Director of the 3 Rivers Development Company and chose to leave the meeting during the discussion thereon;
(ii) Mr Davey spoke in objection to the application;
(iii) Cllrs R J Dolley and F W Letch requested that their vote against the decision be recorded;
(iv) The following late information was reported: additional conditions added above:
The proposed estate road, footways, verges, junctions, street lighting, sewers, drains, service routes, surface water outfall, road maintenance/vehicle overhang margins, visibility splays, accesses, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins, For this purpose, plans and sections indicating, as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority.
REASON: To ensure that adequate information is available for the proper consideration of the detailed proposals in accordance with policy DM2 Local Plan Part 3 (Development Management Policies)
No part of the development hereby permitted shall be commenced until details of the exceedance pathways and overland flow routes across the site in the event of rainfall in excess of the design standard of the proposed surface water drainage management system have been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority.
Reason: To ensure that the surface water runoff generated from rainfall events in excess of the design standard of the proposed surface water drainage management system is safely managed.
No part of the development hereby permitted shall be commenced until the full details of the adoption and maintenance arrangements for the proposed permanent surface water drainage management system have been submitted to, and approved in writing by, the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority.
Reason: To ensure that the development’s permanent surface water drainage management systems will remain fully operational throughout the lifetime of the development.
Prior to their installation, details of the link bridges between blocks E to F and G to H, at first and second floor levels and details of the balustrading for the balconies within blocks E, F, G and H shall be submitted to and approved in writing by the Local Planning Authority. The link bridges and the balconies shall be completed in accordance with the approved details and shall be so retained.
Reason: To ensure the use of materials and detailing appropriate to the development in order to safeguard the visual amenities of the area and he character and appearance of the conservation area in accordance with policies DM2 and DM27 Local Plan Part 3 (Development Management Policies).
Condition 11 was amended verbally and two additional conditions included in the resolution were added verbally at the meeting.
(v) *Report previously circulated copy attached to signed minutes.
Supporting documents: