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RECOMMENDATION |
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To approve the Reserved Matters, subject to the following:
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Condition: 1. Approved plans
Informative: 1. Details pursuant to conditions 8, 17, 21, 23, 24, 31, 37, 45 and 48 of outline planning permission P21/V2544/FUL are agreed for this phase through the approval of the Reserved Matters application.
2. The applicant is reminded of the obligation of compliance with the relevant conditions on the outline application that apply to this phase (e.g., CEMP & LEMP implementation). |
1.0 |
INTRODUCTION AND PROPOSAL |
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1.1 |
This application comes to Planning Committee as Wantage Town Council object to the proposal.
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1.2 |
The application seeks Reserved Matters approval of layout, scale, appearance, access, and landscaping for further infrastructure works on the Crab Hill strategic site. Known as Advanced Infrastructure Works Phase 6 (AIW6), the application seeks detailed consent for:
· The Grove Road Loop Road and Major Access Road, footways, cycleways · Reprofiling of land for development · Sustainable Drainage System (SuDS), swales and associated earthworks · Hard and soft landscaping
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1.3 |
A location plan is attached at Appendix 1. The application also seeks to partially discharge numerous outline conditions (where relevant to the proposal).
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1.4 |
The proposed development has been designed and developed to accord with the approved masterplan, site wide strategy and design guidance documents. The proposal has also been amended to take account of comments received from OCC highways, the drainage engineer, and the landscape officer.
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1.5 |
The application originally included the provision of the new allotments and a pedestrian / cycle link to the A338, but following discussions with officers and consultee feedback, these have been omitted to allow further design work to be undertaken and will be submitted for consideration under a separate Reserved Matters application in the future.
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1.6 |
All plans and supporting documents accompanying the application are available to view online at www.whitehorsedc.gov.uk. The latest layout and section plans are attached at Appendix 2. |
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2.0 |
SUMMARY OF CONSULTATIONS & REPRESENTATIONS |
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2.1 |
A summary of the responses received is set out below. Comments made can be viewed in full online at www.whitehorsedc.gov.uk.
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3.0 |
RELEVANT PLANNING HISTORY |
3.1 |
P19/V3181/RM - Approved (03/07/2020) Erection of sub-station south of community building and associated access road, landscaping around WELR roundabout on A417 and balancing pond on western and northern boundary and partial discharge of conditions 8 and 17 (CEMP), 8 and 31 (LEMP), 21 (Landscape details), 23 (Tree Protection), 24 (Landscape Maintenance), 33 (contamination in respect of the western balancing pond only), 37 (Surface water drainage), 38 (Surface water drainage) and 45 and 48 (highway design) of permission ref. P19/V1269/FUL in relation to these works.
P19/V1269/FUL - Approved (22/08/2019) Variation of conditions 1(approved plans), 7(Housing Delivery Document), and 17(phasing plan) of planning permission P17/V0652/FUL
P18/V2787/RM - Approved (28/02/2019) Reserved Matters application for infrastructure works including internal roads, car parking, landscaping of open spaces and the civic square. As amended by plans received 28 January 2019. As amended by plans received 6 February 2019.
P17/V3248/RM - Approved (02/05/2018) Reserved Matters application for infrastructure works including ground levelling, internal access road, service diversions and landscaping (as amended by plans and information received 20 March 2018).
P17/V0652/FUL - Approved (27/11/2017) Variation of Conditions 1 (amended parameter plans), 33 (additional land to be included within the Archaeological Written Scheme of Investigation) and 52 (vehicle access) of Planning Permission P13/V1764/O (as amended by letter received 23 March 2017).
P13/V1764/O - Approved (13/07/2015) Outline application for residential development of up to 1500 dwellings including new employment space (use class B1), a neighbourhood centre/community hub (use classes A1, A2, A3, A4, A5, B1, C2, D1 and D2), new primary school, central park, ancillary areas (including allotments and sports pitches) with access off the A338 Grove Road and three accesses off the A417 Reading Road. Provision of a strategic link road between the A417 and the A338 Road to be known as the Wantage Eastern Link Road (WELR). All matters reserved except means of access to the development and the WELR. Additional information received as amplified by agent's covering letter dated 30th October 2013 and agent's e-mail dated 10th December 2013. |
4.0 |
ENVIRONMENTAL IMPACT ASSESSMENT |
4.1 |
A Reserved Matters application is considered a new application for planning permission under the 2017 Environmental Impact Assessment Regulations. The outline application was EIA development and was accompanied by an Environmental Statement (ES) and an addendum update statement, and the following areas of potential impact were addressed: landscape and visual impact; transport; historic environment; ecology and nature conservation; water resources and flood risk; noise; air quality; socio-economic impacts; cumulative effects and residual effects and mitigation.
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4.2 |
It is considered this Reserved Matters application falls within the ambit of the approved ES, and a further addendum is not required for this application. |
5.0 |
MAIN ISSUES |
5.1 |
The main issues in this case are:
1. The principle of development 2. Layout - Residential amenity 3. Appearance and Scale 4. Landscaping 5. Access 6. Technical matters - Flood risk and drainage - Biodiversity - Conditions
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5.2 |
The principle of development The site is allocated for development in the Vale of White Horse Local Plan 2031, Part 1 and outline permission for a housing led mixed use development, was granted in July 2015 with variations to parameter plans permitted in November 2017, August 2019, and January 2022. There are no material changes in planning policy and the established principle of the proposal remains acceptable.
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5.3 |
Layout The layout of the proposed advanced works is acceptable. They have been designed to accord with the approved masterplan, development brief and site wide strategies for delivery of the development. The proposal is compliant with local plan policy CP37.
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5.4 |
Residential amenity Concern has been raised on the impact to existing neighbours from reprofiling land and changing levels. The change in levels is in part to facilitate gravity surface water drainage and to ensure cut and fill across the site avoids the need to dispose of material off site. Some levels remain close to existing, but others vary from 0.5m to 1m in height. The largest level change is near 44 Aldworth Avenue at 1.22m.
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5.5 |
The increase in levels is not considered harmful to existing neighbours and this is demonstrated on the section drawings attached at Appendix 2. These show possible locations of new dwellings within the site, the boundary, a landscape buffer, and drainage. Where levels are increased, officers are confident design guide standards can be achieved in future residential Reserved Matter applications to ensure privacy and amenity of existing property is maintained to an acceptable level. The proposal therefore accords with policy DP23.
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5.6 |
The Town Council has requested a planning condition to ensure that landscape buffers are not incorporated into gardens and would like to see suitable tree planting that will provide screening and alleviate water issues. These are ultimately matters for future Reserved Matters applications, but officers advise there will be limitations on how much new planting can be undertaken due to the existing watermain. The management of landscape buffers will be explored in more detail with future residential Reserved Matter applications.
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5.7 |
Overall, the advanced infrastructure works proposal is considered compliant with the site wide design strategy, adopted design guide principles and policy CP37.
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5.8 |
Appearance and Scale The proposed development is acceptable in terms of its appearance and scale. Roads and play areas accord with the site wide design strategy and the design of all the external elements of the proposal is considered to make a positive contribution to their surroundings in this context.
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5.9 |
Landscaping A detailed landscaping scheme is submitted with the planning application which includes the country park (northern area of the site) and the play park within the Grove Road Loop Road. The content of the scheme is acceptable, and the Landscape Architect has no objection to the amended proposal, with changes made to both hard and soft landscaping to address their initial comments. The proposal accords with policy CP44.
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5.10 |
Access The proposed access connection points from the public highway were approved under the outline application. AIW6 seeks consent for access roads within the site. Concerns raised by residents of Rowstock are therefore not material to this Reserved Matters application as impacts of traffic on the wider network from the strategic site were considered as part of the outline submission. The principles for the street design and character of the loop road have been established through the approved Site-wide Strategy, Design Guidance and Development Briefs documents. The proposed roads are in accordance with these documents and the Highway Authority raise no objection. Their suggested conditions are already imposed on the outline consent or can be secured through the approved drawing condition for this application should approval be given.
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5.11 |
Concern has been raised by the local campaign group that this application does not provide the two footpath/cycleways through to Charlton heights approved in application reference P17/V0652/FUL. It is intended that links to Charlton Village will be provided from the south of the site to Charlton Heights. The links are shown on the approved parameter plans to the southern boundary and the detail of these will come forward as part of future Reserved Matters applications for the detailed consent for the residential development.
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5.12 |
The Highway Authority has assessed the amended proposal and raises no objection in respect of highway safety and vehicle ingress / egress or vehicle circulation within the site. The proposal accords with policy DP16.
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5.13 |
Technical Matters Flood Risk and drainage A sustainable drainage scheme has been submitted which is acceptable. The Drainage Engineer and Lead Local Flood Authority raised an initial holding objection as insufficient detail had been provided. The applicant has since addressed these with amended plans and a supporting technical note, and the Drainage Engineer confirms no objection.
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5.14 |
Concern has been raised over flood risk and the type of drainage ditch proposed along the southern side of the site, adjoining existing neighbours. Officers have sought further clarification from the drainage engineer who comments Once the site is built out the majority of water will be directed towards the SUDS basin and through the outfall sewer to the Letcombe Brook, so this will cut off the main natural catchment. The ditch proposed on the boundary would therefore only cater for a small amount of runoff from green areas to the rear of the new development in the permanent situation and will be fed back into the basin. The main reason for requesting this ditch be incorporated was to protect off-site properties during the build phase.” Officers are satisfied the proposal therefore minimises flood risk of existing property to an acceptable degree and is thus compliant with policy CP42.
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5.15 |
Biodiversity The countryside officer has assessed the application and raises no objection. The proposal therefore would accord with local plan policy CP46.
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5.16 |
Conditions The application seeks to partially discharge numerous conditions on the outline permission that are directly related to this phase of development. The details submitted pursuant to conditions 8 (RM drawings), 17 (Construction Environmental Management Plan), 21 (landscaping), 23 (tree protection), 24 (landscape management), 31 (Landscape and Ecological Management Plan), 37 (sustainable drainage), 45 and 48 (highway design) are acceptable. |
6.0 |
CONCLUSION |
6.1 |
This application has been assessed against the development plan, the National Planning Policy Framework (NPPF) and all other material planning considerations. In considering the application, due regard has been given to the representations received from statutory and other consultees. These have been considered in assessing the overall scheme.
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6.2 |
The site is allocated in the adopted local plan and there is an extant outline planning permission on the site for up to 1500 dwellings. Reserved Matters have also been previously approved for adjoining parcels of development and are under construction.
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6.3 |
Reserved Matters details submitted in this application are acceptable. Subject to the recommended conditions, the application should be approved. |
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The following planning policies have been considered: |
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Vale of White Horse Local Plan 2031 Part 1 (LPP1) Policies:
CP01 - Presumption in Favour of Sustainable Development CP03 - Settlement Hierarchy CP04 - Meeting Our Housing Needs CP07 - Providing Supporting Infrastructure and Services CP15 - Spatial Strategy for South East Vale Sub-Area CP26 - Accommodating current and future needs of the ageing population CP33 - Promoting Sustainable Transport and Accessibility CP35 - Promoting Public Transport, Cycling and Walking CP37 - Design and Local Distinctiveness CP38 - Design Strategies for Strategic and Major Development Sites CP39 - The Historic Environment CP40 - Sustainable Design and Construction CP42 - Flood Risk CP43 - Natural Resources CP44 - Landscape CP45 - Green Infrastructure CP46 - Conservation and Improvement of Biodiversity
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Vale of White Horse Local Plan 2031 Part 2 (LPP2) Policies:
DP16 - Access DP17 – Transport Assessments and Travel Plans DP21 - External Lighting DP23 - Impact of Development on Amenity DP24 - Effect of Neighbouring or Previous Uses on New Developments DP25 - Noise Pollution DP26 - Air Quality DP27 - Land Affected By Contamination DP28 - Waste Collection and Recycling DP36 - Heritage Assets DP39 - Archaeology and Scheduled Monuments
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Neighbourhood Plan In 2016, the independent examiner inspecting the Wantage Neighbourhood Plan recommended that the plan shouldn’t proceed to a referendum. A revised neighbourhood plan has yet to be submitted. Accordingly, no weight can be given to this plan.
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Supplementary Planning Guidance/Documents |
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Vale of White Horse Design Guide SPD |
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Vale of White Horse Developer Contributions SPD
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National Planning Policy Framework and Planning Practice Guidance
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Other Relevant Legislation |
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Human Rights Act 1998 The provisions of the Human Rights Act 1998 have been taken in account in the processing of the application and the preparation of this report.
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Equality Act 2010 In determining this planning application, the Council has regard to its equality obligations including its obligations under Section 149 of the Equality Act 2010.
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Planning (Listed Buildings and Conservation Areas Act) 1990 Section 17 of the Crime and Disorder Act 1998 Section 85 of the Countryside and Rights of Way Act 2000 Natural Environment and Rural Communities (NERC) Act 2006 The Conservation of Habitats and Species Regulations 2010 |