Agenda item

Councillor R.Williams and Councillor Flaubert left the meeting part way through the application and did not return.

 

The Committee received a reserved matters application detailing, appearance, landscaping, layout and scale for the construction of 332 new homes and commercial space with associated infrastructure, internal roads, open space as part of phase 3 pursuant to condition 5 (reserved matter) of outline permission S/2682/13/OL dated 30 November 2016. Part discharge of Conditions 13, 17, 18, 19, 20, 21, 23, 24, 25, 28, 30, 34, 40 of outline planning permission reference number S/2682/13/OL.

 

The Committee noted the following amendments presented in the Amendment Sheet:

i.               amendments to the Officer’s report:

a.    paragraph 4.4 should state 332 dwellings, not 32.

b.    paragraph 4.9 the proposed biodiversity net gain is 157.6 not 155.

c.    paragraph 14.3 the last sentence should be omitted as the 91 dwellings is not part of this reserved matters application.

d.    paragraph 20.9 the 3 to 5 bedroom dwellings would not be 72 spaces over the standard, as amendments to the 5 bedroom dwellings have been reduced so the number achieves the standard.

e.    paragraph 21.5 the homes do not face onto Marleigh Avenue, but the Western Road within Phase 2.

ii.             amendment to condition 6 (Clerk of Works) to reword the condition and separate it into two conditions (condition 6 and condition 44):

a.    Condition 6. Clerk of Works

Prior to the commencement of any planting or soil related ground preparation, details of the proposed landscape phasing and evidence that a suitably qualified clerk of works has been appointed shall be submitted to and agreed in writing with the Local Planning Authority.  The clerk of works shall oversee the delivery of all landscaping within a particular phase to ensure that it accords with the approved landscaping details. 

Reason:  To ensure the successful and sustainable delivery of the approved landscaping scheme in accordance with Policies HQ/1 and NH/4 of the South Cambridgeshire Local Plan 2018 and paragraphs 8 and 11 of the NPPF 2023.

b.    Condition 44. Landscape monitoring and completion report

Within three months of the final occupation of any building within a landscape phase a monitoring and completion report evidencing compliance (including a photographic record of delivery), with the approved landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure the successful and sustainable delivery of the approved landscaping scheme, in accordance with Policies HQ/1 and NH/4 of the South Cambridgeshire Local Plan 2018 and paragraphs 8 and 11 of the NPPF 2023.

 

Will Cobley (Applicant’s Agent) addressed the Committee in support of the application.

 

Councillor Hofman (Ward Councillor for Fen Ditton and Fulbourn) and Councillor Cone (Ward Councillor for Fen Ditton and Fulbourn) addressed the Committee about the application.

 

In response to Members’ questions the Principal Planner, Principal Urban Designer said the following:

      i.         Advised an extensive pre-application process had taken place and Officers had been involved in bringing forward enhancements and learning from previous development phases. A design-led approach had been applied to this final phase to make the best use of the site. The additional homes were integrated into the Masterplan without compromising the quality of streets, spaces and amenities. The Masterplan went beyond the Design Code framework put in place at outline consent stage. Car free areas had been incorporated within the development.

    ii.         The outline planning permission for the Marleigh site (S/2682/13/OL) approved 30% affordable housing provision following a viability assessment; therefore, this reserved matters application provided 30% affordable housing in accordance with the outline permission. Of the 30% affordable housing provision this was broken down to 30% affordable rent and 70% shared ownership. This application proposed 28% affordable rent and 72% shared ownership. Whilst the percentages did not match the 30/70 split as set out in the outline planning permission when tenure is taken as a whole across the Marleigh development the correct percentages of affordable housing provision is provided and therefore the application was in accordance with the outline permission.  

   iii.         Advised that the last sentence of paragraph 14.7 of the Officer’s report should read ‘The application is therefore policy compliant with the outline planning consent’.

  iv.         Confirmed that the table in paragraph 14.6 of the Officer’s report should have ‘21’ in the 2-bed houses row under the 91 Full (3B) column.  

    v.         Parking standards were set out in the Design Code and Cambridge East Area Action Plan. The parking ratio for apartments was increased following Quality Panel comments. The Applicant undertook a parking study to support the parking space provision. For apartments the amount of parking spaces allocated was policy compliant but did mean just under 1 parking space per apartment. When some of the apartments were sold, they would be sold with a parking space which would mean the remaining parking spaces available would reduce. Worst case scenario this could mean 13 car parking spaces for 24 affordable units. Officers noted that car club provision was also proposed.

  vi.         Confirmed that two additional informatives could be added regarding letterbox accessibility and downpipes for apartments to encourage water butt installation.

 vii.         The Applicant confirmed that they would meet WAT05 water credits for non-residential water use (condition 40).

viii.         Confirmed that condition 36 could be amended to include a Parking Management Strategy. 

  ix.         Confirmed that a condition could be added to restrict the use of dwelling houses to Use Class C3 which would mean that for a property to be able to be used as a House in Multiple Occupation (HMO) under Use Class 4, planning permission would be required.

    x.         Advised that more trees were due to be planted under the application compared to the number of trees due to be removed.

  xi.         The development density was 40 dwellings per hectare which Officers considered to be appropriate.

 xii.         Advised that the affordable housing would be positioned on to adoptable roads so there wouldn’t be any service charges relating to roads however there may be service charges related to landscaping etc.

xiii.         There was a condition requiring an electrical hook up so that food vans had access to electricity.

xiv.         All dwellings would meet national space standards.

xv.         Officers to investigate whether the provision of active EV charging provision was possible.

 

The Strategic Sites Manager offered the following summary of amendments to the Officer’s recommendation for the planning application reflecting Members’ debate during the meeting to approve the reserved matters application 23/04930/REM subject to:

        i.       the planning conditions and informatives as detailed in section 29 of the Officer’s report, with delegated authority to officers to carry through minor amendments to those conditions and informatives (and include others considered appropriate and necessary) with the addition of:

a.  a revised condition 6 Clerk of Works

Prior to the commencement of any planting or soil related ground preparation, details of the proposed landscape phasing and evidence that a suitably qualified clerk of works has been appointed shall be submitted to and agreed in writing with the Local Planning Authority.  The clerk of works shall oversee the delivery of all landscaping within a particular phase to ensure that it accords with the approved landscaping details. 

Reason:  To ensure the successful and sustainable delivery of the approved landscaping scheme in accordance with Policies HQ/1 and NH/4 of the South Cambridgeshire Local Plan 2018 and paragraphs 8 and 11 of the NPPF 2023; and

b.  the addition of condition 44. Landscape Monitoring and Completion report

Within three months of the final occupation of any building within a landscape phase a monitoring and completion report evidencing compliance (including a photographic record of delivery), with the approved landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure the successful and sustainable delivery of the approved landscaping scheme, in accordance with Policies HQ/1 and NH/4 of the South Cambridgeshire Local Plan 2018 and paragraphs 8 and 11 of the NPPF 2023.

c.  amendment to condition 40 (Non-residential water efficiency condition) to secure the full 5 credits for water efficiency; and

d.  amendment to condition 36 (Management and Maintenance of Streets) to be updated to include reference to a Parking Management Strategy; and

e.  an additional condition to restrict the conversion of residential dwellings to Houses in Multiple Occupation; and

f.   an additional informative relating to letterbox accessibility and height; and

g.  and additional informative relating to downpipes of flats to encourage water butt installation; and

h.  a review of passive EV charging provision for apartments to see whether active charging provision could be secured; and  

ii.  the prior completion of a planning obligation by deed under S106 and S106A (as appropriate) of the Town and Country Planning Act 1990 (as amended) which secures the necessary modifications to the 2016 Agreement supporting S/2682/13/OL, to release those obligations no longer required as a consequence of the approval of this proposal, and to the new planning obligations specified in this report, with delegated authority to officers to include other relevant planning obligations necessary to make the proposal acceptable in planning terms, and to negotiate, settle and complete such planning obligation in consultation with the Chair and Vice Chair of JDCC.

iii. Approve the part discharge of the following planning conditions on the outline consent reference S/2682/13/OL in relation to this reserved matters only:

a.  condition 13 – trees to be removed/retained

b.  condition 17 – Ecology mitigation

c.  condition 18 – Artificial lighting

d.  condition 19 – Pedestrian & cycle routes

e.  condition 20 – Car parking details

f.   condition 21 – Noise statement

g.  condition 23 – Waste storage facilities

h.  condition 24 – Housing tenure

i.    condition 25 – Housing mix

j.    condition 28 – Compliance with sustainability strategy

k.  condition 30 – Cycle parking

l.    condition 34 – Details of surface water drainage

m.   condition 40 – Bird hazard management plan

 

The Committee:

 

Resolved (by 7 votes to 1) to approve the reserved matters application 23/04930/REM subject to:

i. the planning conditions and informatives as detailed in section 29 of the Officer’s report, with delegated authority to officers to carry through minor amendments to those conditions and informatives (and include others considered appropriate and necessary) with the addition of:

a. a revised condition 6 Clerk of Works

Prior to the commencement of any planting or soil related ground preparation, details of the proposed landscape phasing and evidence that a suitably qualified clerk of works has been appointed shall be submitted to and agreed in writing with the Local Planning Authority.  The clerk of works shall oversee the delivery of all landscaping within a particular phase to ensure that it accords with the approved landscaping details. 

Reason:  To ensure the successful and sustainable delivery of the approved landscaping scheme in accordance with Policies HQ/1 and NH/4 of the South Cambridgeshire Local Plan 2018 and paragraphs 8 and 11 of the NPPF 2023; and

b. the addition of condition 44. Landscape Monitoring and Completion report

Within three months of the final occupation of any building within a landscape phase a monitoring and completion report evidencing compliance (including a photographic record of delivery), with the approved landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure the successful and sustainable delivery of the approved landscaping scheme, in accordance with Policies HQ/1 and NH/4 of the South Cambridgeshire Local Plan 2018 and paragraphs 8 and 11 of the NPPF 2023.

c.  amendment to condition 40 (Non-residential water efficiency condition) to secure the full 5 credits for water efficiency; and

d.  amendment to condition 36 (Management and Maintenance of Streets) to be updated to include reference to a Parking Management Strategy; and

e.  an additional condition to restrict the conversion of residential dwellings to Houses in Multiple Occupation; and

f.   an additional informative relating to letterbox accessibility and height; and

g. an additional informative relating to downpipes of flats to encourage water butt installation; and

h. a review of passive EV charging provision for apartments to see whether active charging provision could be secured; and  

ii. the prior completion of a planning obligation by deed under S106 and S106A (as appropriate) of the Town and Country Planning Act 1990 (as amended) which secures the necessary modifications to the 2016 Agreement supporting S/2682/13/OL, to release those obligations no longer required as a consequence of the approval of this proposal, and to the new planning obligations specified in this report, with delegated authority to officers to include other relevant planning obligations necessary to make the proposal acceptable in planning terms, and to negotiate, settle and complete such planning obligation in consultation with the Chair and Vice Chair of JDCC.

iii. Approve the part discharge of the following planning conditions on the outline consent reference S/2682/13/OL in relation to this reserved matters only:

a.    condition 13 – trees to be removed/retained

b.    condition 17 – Ecology mitigation

c.    condition 18 – Artificial lighting

d.    condition 19 – Pedestrian & cycle routes

e.    condition 20 – Car parking details

f.     condition 21 – Noise statement

g.    condition 23 – Waste storage facilities

h.    condition 24 – Housing tenure

i.      condition 25 – Housing mix

j.      condition 28 – Compliance with sustainability strategy

k.    condition 30 – Cycle parking

l.      condition 34 – Details of surface water drainage

m.  condition 40 – Bird hazard management plan