Agenda item

Reserved Matters application relating to Phase 1T of Outline Planning Permission P14/V2873/O for scale, layout, landscape and appearance comprising 246 new homes with associated infrastructure with 35% affordable housing. (As amplified by additional information 9 January 2023 and amended by plans dated 3 July 2023, 26 September 2023 15 November 2023, 7 December 2023, 5 February, 14 February, 1 March and 26 March 2024).

(Outline planning application for a residential development of up to 4,254 dwellings, mixed-use local centres, primary schools, sports pitches, community and leisure facilities, special needs school, open space and extensive green infrastructure, hard and soft landscaping, attenuation areas, diversions to public rights of way, pedestrian and vehicular access and associated works).

The committee considered planning application P22/V2744/RM for Reserved Matters application relating to Phase 1T of Outline Planning Permission P14/V2873/O for scale, layout, landscape and appearance comprising 246 new homes with associated infrastructure with 35% affordable housing. (As amplified by additional information 9 January 2023 and amended by plans dated 3 July 2023, 26 September 2023, 15 November 2023, 7 December 2023, 5 February, 14 February, 1 March and 26 March 2024). (Outline planning application for a residential development of up to 4,254 dwellings, mixed-use local centres, primary schools, sports pitches, community and leisure facilities, special needs school, open space and extensive green infrastructure, hard and soft landscaping, attenuation areas, diversions to public rights of way, pedestrian and vehicular access and associated works), on land at Phase 1 Valley Park, Didcot.

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer introduced the report and highlighted that since the publication of the agenda there were two updates to consultee responses. He confirmed that the landscape officer had responded with no objections. He also advised that the most up to date Environment Agency response was received on the 12 February 2024 and it was satisfied that the modelling provided would ensure the site was not at risk of flooding. As such the Environment Agency found the proposal to be acceptable subject to condition 9 requiring improvement works to local brooks.

The planning officer informed the committee that access to the site would be from a signalised junction on the A4130. He advised that the application sought permission for 246 dwellings and the matters to be considered were internal access arrangements, appearance, landscaping and scale. The planning officer confirmed that the proposal accorded with the approved strategic design code for the site.

The planning officer informed the committee that the application sought to deliver a strong frontage with 4 storey buildings at the entrance dropping to 3 storey as you moved further into the site. He advised that all road widths within the site met with the strategic design code as agreed by the local highways authority. The planning officer informed the committee that parking for flats would be provided in courtyards and for dwellings on the main road frontage, as car ports. He further advised that the proposal provided 35 per cent affordable housing in accordance with policy and that this was distributed across the site in clusters as supported by the affordable housing officer.

The planning officer informed the committee that sections of the site were located in flood zone 2 and that there was a condition on the outline permission that no built development should take place within flood zones 2 or 3.  However, in light of the flood modelling the applicant had undertaken and presented to the Environment Agency they were satisfied that flood water would remain within watercourses. The applicant could apply to the Environment Agency to have the relevant flood maps updated to reflect this but this was the subject of a separate application process which had not yet been completed.

The planning officer concluded that the application was recommended for approval as it complied with both the development plan and the strategic design code for the site.

Aaron Wright, the agent representing the applicant, spoke in support of the application. 

The committee asked for confirmation of the location of the play area. The planning officer advised that this was not part of the proposal before the committee but had been approved in March 2024 as part of a separate application.

The committee noted that safety had been assessed by both Thames Valley Police and the urban design officer and that Thames Valley Police had stated they would like to see electronic gates on the courtyard parking. The planning officer informed the committee that there was no council guidance in this area and therefore it was not something that could be required.

The committee went on to ask what would happen if the Environment Agency did not remove areas of the site from flood zone 2. The planning officer advised that all technical consultees were content there was no flood risk based on the modelling put forward and therefore no harm could be demonstrated. He confirmed that the Environment Agency assess against 1 in 100 year and 1 in 1000 year events and were satisfied there was no evidence to say flooding was a risk on the site.

A motion, moved and seconded, to approve the application was carried on being put to the vote.

The committee reflected that it was pleased with the design and bulk of the application and that there were no technical objections to the application. They were satisfied the safety aspects had been considered. The committee was pleased to note that the applicant was going beyond the requirements of current building regulations and installing solar panels and air source heat pumps across the site.

RESOLVED: to approve planning application P22/V2744/RM, subject to the following conditions:

1.    Approved plans

Pre Occupation or Other Stage Conditions

2.    Boundary treatments provision

3.    Vision splays to be provided in accordance with the approved plan and thereafter maintained with no structure or vegetation except for trees, above 0.9m in height

4.    Materials to be agreed

5.    Noise mitigation - Passive ventilation systems and glazing providing 31dB and 25dB attenuation for those residential properties fronting the A4130 and northern plots along the main road respectively. 1.8m high walls on the western boundaries of plots 97, 98, 102, 120, 136, and 144, 1.8m high walls on the eastern boundaries of plots 115, 131, 137 and 145, 1.8m high walls between plots 99 to 102, 115 to 120, 131 to 144, 2,4m wall on western boundary of plot 145, and a 2.5m high wall on the northern boundary of plot 98.

6.    Noise mitigation implementation verification report

7.    Cycle parking for each dwelling to be provided prior to occupation of each plot

8.    Electric vehicle charging points in accordance with approved plan

Post Occupancy Monitoring and Management Conditions

9.    The development shall be carried out in accordance with the improvement works to the Cow Brook and Meadow Brook as specified in the Technical note 52 Rv1 dated 14 September 2023 and prepared by Brookbanks. These works shall be implemented as approved prior to any occupation and retained thereafter throughout the lifetime of the development.

10.Permitted development rights removal – extensions, dormer windows, outbuildings

11.Retention of garages for parking

Informatives

1.    No construction shall take place within 5m of the water main. Information detailing how the developer intends to divert the asset / align the development, so as to prevent the potential for damage to subsurface potable water infrastructure, must be submitted to and approved by Thames Water.

2.    Interference with a water main may be an offence under s174 of the Water Industry Act 1991. Any work that may require diversion of a water  main, works within 5m of a strategic water main or piling within 15m of a water main could need the approval of Thames Water.

3.    Bird nesting

4.    Broadband provision

5.    Need for a S278 agreement under the Highways Act

6.    It is an offence under S151 of the Highways Act for vehicles to carry mud onto roads

7.    Thames Water will aim to provide customers with a minimum pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes.