|
APPLICATION NO. |
|
|
SITE |
Public Open Space Pointer Place, Marcham Abingdon, OX13 6FN |
|
PARISH |
MARCHAM |
|
PROPOSAL |
Improvements to public open space, including footpath connections, landscaping, and swales (as amended by plans and documentation received 8 August 2022). |
|
WARD MEMBER(S) |
Catherine Webber |
|
APPLICANT |
Pye Homes Ltd |
|
OFFICER |
Stuart Walker |
|
RECOMMENDATION |
|
It is recommended to grant Planning Permission with the following conditions:
|
|
1. Approved plans
2. Within the next planting season and no later than 12 months of the date of this permission, all hard and soft landscape works shall be carried out in accordance with the approved details (as shown on the listed drawings in condition 1). Thereafter, the landscaped areas shall be maintained for a period of 5 years. Any trees or shrubs which die or become seriously damaged or diseased within 5 years of planting shall be replaced by trees and shrubs of similar size and species to those originally planted.
3. Notwithstanding surface material details stated on drawing 13-1385- PACK-ICS-01-XX-DR-C-0100 Rev P02, the footpath connection shall be tarmac surfaced and within six months of the date of this permission, all drainage works, panel fence removal and the footpath shall be completed.
4. Tree Protection during construction. |
|
|
1.0 |
INTRODUCTION AND PROPOSAL |
|
1.1 |
This application comes to committee due to an objection from Marcham Parish Council.
|
|
1.2 |
The application site is located on the south side of Abingdon Road and forms part of the Willow Farm development. To the west lies Monks Walk, a housing development of 37 dwellings built by Matthew Homes circa 2016. To the east lies a site allocated in Part 2 of the Local Plan for housing (land south of A415) where outline permission for up to 90 dwellings was granted in April 2022.
|
|
1.3 |
The application seeks to regularise breaches of planning control within the existing development in relation to condition 16 of P13/V2731/O which required prior to the occupation of the last dwelling unit, pedestrian, and cycle access to be provided from the site to land to the west of the red-line site in addition to access points to Abingdon Road. The application therefore seeks permission for an alternative landscape scheme, with improvements to the existing public open space, landscaping and surface water drainage and the provision of the missing footpath link.
|
|
1.4 |
Since submission of the application, plans have been amended to address technical officer comments regarding drainage and landscaping matters. The current plans are attached at Appendix 1. |
|
2.0 |
SUMMARY OF CONSULTATIONS & REPRESENTATIONS |
||||||||||||
2.1 |
A summary of the responses received is below. All comments can be viewed in full online at www.whitehorsedc.gov.uk.
|
||||||||||||
|
|
3.0 |
RELEVANT PLANNING HISTORY |
3.1 |
Breach of condition 16 of P13/V2731/O. (Prior to the occupation of the last dwelling unit, pedestrian and cycle access shall be provided from the site to the land to the west of the red-line site in addition to access points to Abingdon Road. The access routes provided shall be laid out in accordance with standards for adoption by the local highway authority and no ransom strip or other impediment within the applicants control shall inhibit public access and use of these routes).
P16/V3045/DIS - Approved (31/01/2017) Discharge of condition 8 - Management Plan (P13/V2731/O)
P16/V0711/NM - Approved (14/04/2016) Non-material amendment to application ref. P14/V2363/RM - change in parking layout to plots 35 and 36.
P15/V1364/DIS - Approved (25/09/2015) Discharge conditions 4 (materials), 7 (landscape), 12 (access), 13 (car parking), 14 (traffic management), 20 (drainage), 22 (drainage) of planning permission P13/V2731/O.
P15/V1628/NM - Approved (23/07/2015) Non-material amendment to planning permission P14/V2363/RM for an electricity substation to be housed on the site.
P14/V2363/RM - Approved (22/05/2015) Reserved Matters application following Outline permission P13/V2731/O, for appearance, landscaping, layout, and scale.(as amended by plans received 8 April 2015)
P13/V2731/O - Approved (17/12/2014) Outline permission for erection of 54 dwelling houses, including 40% affordable and all matters reserved except access.
The following relate to the adjoining site, Monks Walk which are relevant to this application.
Breach of condition 8 of P14/V1976/O (Discharged in P16/V3040/DIS)
P20/V1101/FUL – Withdrawn (17/08/2020) Variation of condition 8 of application P16/V0644/O - To regularise the 'as built' material of the path - finished in hoggin -, instead of tarmac as approved.
P16/V0992/RM - Approved (07/09/2016) Reserved Matters application for the construction of 37 residential units pursuant to application P14/V1976/O (as varied by application P16/V0644/O). (As amended by plans received 29 July 2016)
P16/V0644/O - Approved (20/05/2016) Variation of condition 2 of Planning Permission P14/V1976/O
P14/V1976/O - Approved (28/08/2015) Outline application for erection of 37 new dwellings, with associated works, garages, access road and public open space. (Phases 2 & 3)(as amplified by information received 7 October 2014) |
4.0 |
ENVIRONMENTAL IMPACT ASSESSMENT |
4.1 |
The proposal is not EIA development. |
5.0 |
MAIN ISSUES |
5.1 |
The main issues in this case are:
1. Layout 2. Footpath link 3. Amenity 4. Landscape and trees 5. Drainage and flood risk 6. Conditions
|
5.2 |
Layout Policy CP37 of LPP1 states that new development must demonstrate high quality design that responds positively to the site and its surroundings, creating a distinctive sense of place through high quality townscape and landscaping that physically and visually integrates with its surroundings. It sets out further design criterion for streets and movement, green infrastructure, social inclusion, and safe communities. The proposed layout is acceptable and compliant with local plan policy CP37.
|
5.3 |
Footpath Link Policy CP33 of LPP1 actively seeks to ensure that developments are designed in a way to promote sustainable transport access and to promote and support improvements to the network that increase safety and improve air quality. Policy CP35 of LPP1 promotes public transport, cycling and walking.
|
5.4 |
The footpath link to Monks Walk was approved as part of the original detailed Reserved Matters (P14/V233/RM). The Parish Council object to the proposal as they consider additional paths should be provided to accord with plans submitted at outline stage (P13/V2731/O) and to provide a new connection to a recently permitted development to the east. The plans at outline stage were indicative and only one footpath link was approved at Reserved Matters. The approved link has been designed to connect in with footpaths in the adjoining Monks Walk development (P16/V0644/O / P16/V0992/RM – Monks Walk links are also subject to enforcement investigation and will be pursued if this application is approved). Furthermore, additional paths cannot be provided as they require land outside the applicant’s control across third party land. An alternative path to the north, as requested by residents, would also be located within the Marcham Air Quality Management Area, where air quality is poor.
|
5.5 |
The location of the footpath remains as previously approved at Reserved Matters stage in 2014 and is therefore acceptable.
|
5.6 |
Amenity Local concern has been raised on increased security risk and loss of privacy. Officers do not consider the proposal would result in any material increased risk or loss of privacy to warrant refusal of the application. The layout provides an appropriate design response to existing dwellings to accord with policy DP23 of LPP2 and the Joint Design Guide on residential amenity. Matters of litter and dog fouling are site management issues and do not outweigh the benefits in providing the footpath link.
|
5.7 |
Landscape and Trees Policy CP44 of LPP1 confirms that key features that contribute to the nature and quality of the district’s landscape will be protected from harmful development, and where possible enhanced. Where development is acceptable in principle, proposals will need to demonstrate how they have responded to landscape character and incorporate appropriate landscape proposals.
|
5.8 |
The proposal seeks to regularise numerous changes to the hard and soft landscaping. The changes sought are acceptable to officers as an alternative to the previously approved scheme. The Landscape Architect has no objection to the latest proposal, with changes made to both hard and soft landscaping to address their initial comments. The Forestry Officer has requested a tree protection condition. The proposal therefore accords with policy CP44.
|
5.9 |
Flood Risk and drainage Core Policy 42 of Local Plan part 1 seeks to ensure that development provides appropriate measures for the management of surface water as an essential element of reducing future flood risk to both the site and its surroundings.
|
5.10 |
Local concern has been raised on increased flood risk from the proposal. The scheme has been assessed by the Council’s Drainage Engineer who raises no objection. Officers therefore consider the proposed drainage is acceptable and complies with policy CP42.
|
5.11 |
Conditions To ensure the works proposed are undertaken and thus to remedy the extant breaches of planning control, officers consider it is necessary to impose time limited conditions. These will allow for the work to be undertaken in a realistic timeframe and give certainty to all on when work will be done. |
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.
|
6.2 |
The proposed development is acceptable. The design of all the external elements is considered overall to make a positive contribution to the development.
|
6.3 |
Subject to the recommended conditions, the application amounts to sustainable development in accordance with the development plan and should be approved. |
|
The following planning policies have been considered: |
|
Vale of White Horse Plan 2031 Part 1 CP01 - Presumption in Favour of Sustainable Development CP07 - Providing Supporting Infrastructure and Services 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 CP42 - Flood Risk CP43 - Natural Resources CP44 - Landscape CP45 - Green Infrastructure CP46 - Conservation and Improvement of Biodiversity
Vale of White Horse Plan 2031 Part 2 DP16 - Access DP23 - Impact of Development on Amenity DP24 - Effect of Neighbouring or Previous Uses on New Developments DP30 - Watercourses DP33 - Open Space
|
|
Neighbourhood Plans There is currently no made neighbourhood plan for Marcham. A draft is being prepared but is at an early stage in gathering evidence and engaging with the community. Accordingly, no weight can be given to this emerging plan.
|
|
Supplementary Planning Documents · Joint Design Guide
|
|
National Planning Policy Framework (NPPF)
|
|
National Planning Practice Guidance (PPG)
|
|
Other Relevant Legislation · Planning (Listed Buildings and Conservation Areas Act) 1990
|