|
APPLICATION NO. |
|
|
SITE |
Parcel 1P Land to the west of Great Western Park (Valley Park) Didcot |
|
PARISH |
HARWELL |
|
PROPOSAL |
Reserved Matters submission relating to phase 1P pursuant to outline planning permission P14/V2873/O, comprising 172 dwellings with associated infrastructure and landscaping.
(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) |
|
WARD MEMBER(S) |
Debra Dewhurst Hayleigh Gascoigne |
|
APPLICANT |
Persimmon Homes Wessex Ltd |
|
OFFICER |
Adrian Butler |
|
RECOMMENDATION It is recommended that approval is granted subject to the following conditions:
|
|
1. Approved plans Pre Commencement Conditions 2. Provision of tree and Moor Ditch protective fencing 3. Update the submitted Ecological Construction Management Plan to add the construction clerk/management contact details
Pre-Occupancy or Other Stage Conditions 4. Noise mitigation - Passive ventilation systems and double glazing providing 31dB and 25dB attenuation for those residential properties fronting the A4130 and northern plots along the spine road respectively. Two metre wall on the east boundary of plot 19 and on west boundaries of plots 16 and 23, as per the fences & enclosures plan 5. Noise mitigation implementation verification report 6. Details of proposed materials 7. Boundary treatments in accordance with approved plans 8. 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 9. Cycle parking for each dwelling to be provided prior to occupation of each plot 10. Electric vehicle charging points in accordance with approved plan
Post Occupancy Monitoring and Management Conditions 11. Permitted development rights removal – extensions, dormer windows, outbuildings 12. 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.
|
1.0 |
INTRODUCTION AND PROPOSAL |
|
1.1 |
The application is presented to committee at Chair’s discretion. Since April 2023 the site is within Western Valley parish.
|
|
1.2 |
This application is located on the wider Valley Park site which benefits from outline planning permission for up to 4,254 dwellings granted under application no. P14/V2873/O on 21 February 2022. It relates to a first parcel of housing in the north western part of the Valley Park site and is shown on the plan attached as Appendix 1 and the scheme layout plan attached as Appendix 2.
|
|
1.3 |
Valley Park is not reliant on the HIF1 scheme going ahead. On and off site services and infrastructure provision including timing for their delivery which will include healthcare provision, schools, cycling and footpath links, public open spaces and play areas, community facilities and local centres are secured through the S106 agreement associated with the outline planning permission. Consequently their provision does not fall to be considered as part of this application and this application is not an opportunity to amend requirements for their provision.
|
|
1.4 |
The application seeks approval of reserved matters with these being internal access, appearance, landscaping, layout and scale. The application has been revised following the applicant’s review of planning officer and consultee responses with main changes being a reduction in housing numbers from 179 to 172 dwellings, revised layout, larger gardens, changes to landscaping, addressing vision splays at junctions, inclusion of solar panels on roofs and provision of 110 bird nesting boxes. |
|
2.0 |
SUMMARY OF CONSULTATIONS & REPRESENTATIONS |
||||||||||||||||||||||||||||||||||||||||||
2.1 |
A summary of the responses received to the current proposal is below. A full copy of all the comments made can be seen online at:
|
3.0 3.1 |
RELEVANT PLANNING HISTORY Planning Applications: |
|
P22/V2798/DIS – Approved (01/09/2023) Partial discharge of condition 10 (Framework Plan) under application reference number P14/V2873/O
P22/V2744/RM – Under consideration 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.
P22/V0907/RM - Withdrawn (27/03/2023) Reserved Matters submission relating to phase P1 pursuant to outline planning permission P14/V2873/O, comprising 161 dwellings with associated infrastructure and landscaping.
P22/V2338/DIS - Approved (24/02/2023) Discharge of condition 6 (housing delivery document) on application P14/V2873/O.
P22/V2407/DIS - Approved (24/02/2023) Discharge of condition 11 (Phasing Plan) on application P14/V2873/O.
P22/V2066/DIS - Approved (22/11/2022) Discharge of condition 9 (Strategic Design Code) on application P14/V2873/O.
P22/V0604/RM – Under consideration Reserved matters application for access, appearance, landscaping, layout and scale following consent granted under reference P14/V2873/O relating solely to Phase 1a of the overall allocation regarding infrastructure elements to enable works for Phase 1 and 2.
P14/V2873/O - Approved (21/02/2022) 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
|
3.2 |
Pre-application History P22/V2589/PEJ - Advice provided (28/11/2022) Reserved matters (layout, appearance, scale and landscaping) application for 178 dwellings and associated infrastructure pursuant to Outline Planning Permission P14/V2873/O (Re-submission of P22/V0907/RM). |
4.0 |
ENVIRONMENTAL IMPACT ASSESSMENT |
4.1 |
The outline application was subject to an Environmental Statement that addressed ecology, landscape and visual, historic environment, flood risk, traffic and transport, transport, air quality and climate, noise and vibration, agriculture, and community and socio economics. The environmental information already provided is considered adequate to assess the significance of effects of the development on the environment. This information has been taken into consideration in considering this application. |
5.0 |
MAIN ISSUES |
||||||||||||||||||
5.1 |
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning applications to be determined in accordance with the Development Plan unless material considerations indicate otherwise. There is no neighbourhood plan for the Western Vale Parish or covering this site, so the development plan for this case comprises of the Vale of White Horse Local Plan 2031 Part 1 (the LPP1) and the Vale of White Horse Local Plan 2031 Part 2 (the LPP2).
|
||||||||||||||||||
|
The relevant planning considerations are the following:
o Appearance o Landscaping o Layout o Scale
|
||||||||||||||||||
5.2 |
Principle of Development The site is allocated for housing by the LPP1 and benefits from an extant outline planning permission for housing granted under application no. P14/V2873/O. The principle of development is therefore, established. The outline permission also approved access to the site including a signalised junction with the A4130 from which this application site will be served. |
||||||||||||||||||
5.3
|
The Valley Park Strategic Design Code and Framework Plan Policy CP37 of the LPP1 seeks to ensure that all new development is of high-quality design that, amongst other aspects, should respond positively to the site and surroundings and be physically and visually integrated with its surroundings. Policy CP44 of the LPP1 seeks to ensure that key features, such as trees and hedgerows, that contribute to the nature and quality of the landscape will be protected from harmful development and where possible enhanced.
|
||||||||||||||||||
5.4 |
The site is subject to an approved Strategic Design Code (SDC) which the development needs to comply with and which was permitted under application P22/V2066/DIS, and Framework Plan permitted under application no. P22/V2798/DIS. The SDC and Framework Plan accord with design policies including Policies CP37, CP38 and CP44 of the LPP1, the Joint Design Guide, the Didcot Garden Town Delivery Plan and NPPF design guidance.
|
||||||||||||||||||
5.5 |
The SDC defines character areas for the Valley Park site, and the development parcel in this Reserved Matters application falls within two areas; the northeast part is part of the ‘Northern Gateway’ character area and the remainder is part of the ‘Northern Residential Neighbourhood’.
|
||||||||||||||||||
5.6 |
The Northern Gateway (shown on the plan attached at Appendix 3) is to provide a definitive arrival point to Didcot along the A4130 being a statement feature frontage on to the main access route with built form achieving this through high-quality contemporary architecture and a strong urban frontage addressing the development edge with increased building heights and massing.
|
||||||||||||||||||
5.7 |
The Northern Residential Neighbourhood is divided into sub-character areas which for this application site include:
These are shown on the plan attached as Appendix 3 below:
|
||||||||||||||||||
5.8 |
The Northern Residential Neighbourhood is to be designed to create an attractive, welcoming, lively and vibrant character created by a higher density urban environment with contemporary influences with housing structured around a movement and green infrastructure network.
|
||||||||||||||||||
|
The Reserved Matters |
||||||||||||||||||
5.9 |
Appearance The Northern Gateway features a four and three storeys building of contemporary design thereby providing a statement feature at the site entrance, with mass and a strong building line creating enclosure. This is continued through the Central Core and Hamlet which fronts the main street leading south from the A4130, creating a consistent building line with terraced dwellings and flats containing three storeys with feature buildings at street corners defined by their height and materials. The dwelling designs provide frontage to the main street with usable front doors with windows aligning horizontally with vertical offsets providing massing and height with pedestrian width gaps between buildings to create the enclosure and the strong building line expected. Materials are primarily red/brown brick for the walls with some render and grey coloured weather boarding used for visual breaks to the street scene and for feature buildings, under primarily grey coloured tiled roofs although some feature buildings have flat roofs. Metal railings above low brick walls or with brick piers and backed by planting define the front boundaries with the tree lined main street.
|
||||||||||||||||||
5.10 |
The Northern Gateway and Central Core and Hamlet transition to the Core Primary and Secondary and Green Edge character areas and are distinguishable in terms of appearance by using a less formal street hierarchy including mews streets, dwellings of lower heights being primarily two storeys semi-detached or detached houses and flats above garages (FOGs), with predominantly wider spacing between dwellings for parking together with focal points and variation in appearance and materials creating an informal appearance and softer edge to the development. Dwellings turn corners with main windows facing streets. House types have balanced facades with clear fronts and backs. Dwellings are simple in form with rectangular footprints and pitched roofs with balanced windows with vertical emphasis. Materials are red brick with greater use of render and reconstituted stone and roof tiles in ‘red’ or grey colours. Front boundaries are mostly defined by hedges with some use of metal railings. |
||||||||||||||||||
5.11 |
The appearance of the proposals follows the guidance in the approved Valley Park SDC and is also compliant with policies CP37 and CP38 of the LPP1.
|
||||||||||||||||||
5.12 |
Landscaping The protected tree on site and those adjacent to the site are retained; the protected tree on site forms a focal point in a square in the north western part of the development. A condition can ensure tree protection during construction.
|
||||||||||||||||||
5.13 |
Landscaping has been revised to address the landscape and planning officer comments and to aid variance between character areas. For example at the western Green Edge, hedge planting is native species with ornamental hedging within the Primary and Secondary Cores and Central Core and Hamlets but also holly hedging is used. As requested by the landscape officer there are fewer Ligustrum (privet) hedges proposed.
|
||||||||||||||||||
5.14 |
The landscape officer was concerned at the lack of street tree variety being largely Carpinus betulus Frans Fontaine (hornbeam). With revisions to the landscaping scheme this is addressed with a variety of street trees now proposed including flowering cherry, rowan, silver birch and hazel with four hornbeam remaining. At the western boundary of the application site, tree species have been revised to reflect those recommended in the SDC. Lamp posts no longer clash with tree locations and adequate rooting volumes are proposed.
|
||||||||||||||||||
5.15 |
Walls rather than fences are proposed around the parking areas associated with the flats and walls are proposed to define boundaries in the public realm including beside parking spaces as recommended by the landscape officer. The appearance of walls are softened in the public realm with the use of climbing plants and shrubs e.g. honeysuckle and berberis and planting lines the western side of mews streets softening their appearance.
|
||||||||||||||||||
5.16 |
With the landscape officers comments addressed the landscaping scheme is considered acceptable and the proposal is compliant with the SDC and Policies CP37 and CP44 of the LPP1.
|
||||||||||||||||||
5.17 |
Layout The layout comprises a hierarchy of connected streets with dwellings in perimeter blocks with clear fronts and backs. The eastern edge of the application site is defined by a main street serving the western part of the wider Valley Park site and the development provides a strong and tree lined frontage with formal appearance. Secondary roads lead from the main street and in turn tertiary roads lead from them including mews streets and finally private drives, the private drives enabling lower density development and a softer green edge to the development. The mews streets are used to provide rear on plot parking for houses fronting the main street thereby avoiding frontage parking and courtyard parking which could diminish the scheme. The mews streets incorporate flats above garages to provide a frontage and passive surveillance. There is no policy requirement for electronic (or manual) gates and it is understood Registered Providers are not keen on their provision due to maintenance costs.
|
||||||||||||||||||
5.18 |
Parking courts are to be used as a last resort according to the SDC. It is accepted that courtyards of parking for flats are an acceptable exception and they are kept to a minimum with these surrounded by walls and including planting, and accessed from secondary streets. There is one small courtyard of parking which enables housing to form a square around the on-site protected tree. This courtyard is overlooked by habitable rooms in plots 28 and 29 as requested by the Crime Prevention Officer. Tandem parking is typical of parking for dwellings and there is sufficient space for vehicles to manoeuvre. Given the positive street design this courtyard of parking then allows, it is an acceptable solution in this instance.
|
||||||||||||||||||
5.19 |
The overall density of development at 44 dwellings per hectare (dph) accords with the 35 to 45 dph parameter for this part of the site proposed by the outline permission with the density being inflated due to the requirement of higher density in the Northern Gateway and Central Core and Hamlet. Whilst public open space within the application site is limited to the square around the protected tree and a strip of open land on the western boundary, the wider provision of 17 percent open space across the Valley Park site needs to be considered rather than this site considered in isolation.
|
||||||||||||||||||
5.20 |
The proposed layout is considered compliant with the SDC and Policies CP37, CP38 and CP44 of the LPP1.
|
||||||||||||||||||
5.21 |
Scale Building heights reflect the parameters set at outline permission stage varying between 5.7m and 15m, and expectations of the SDC with two and a half, three and four storeys development along the eastern site frontage (the Northern Gateway and Central Core and Hamlets), with two and two and a half storey dwellings elsewhere reflecting the hierarchy of streets and character areas. The proposal complies with the SDC and Policy CP37 of the LPP1.
|
||||||||||||||||||
5.22 |
Access and Parking Policy DP16 of the LPP2 seeks to provide adequate provision for loading, unloading, circulation, servicing and vehicle turning and make provision for any improvements to highway infrastructure. Policy CP33 of the LPP1 seeks to promote sustainable travel and accessibility including minimising impacts on the local and strategic road networks. Policy CP35 of the LPP1 promotes the use of public transport, cycling and walking and to ensure adequate car parking is provided in accordance with Oxfordshire County Council (OCC) parking standards.
|
||||||||||||||||||
5.23 |
Access from the A4130 via a signalised junction was approved as part of the outline planning permission. Road hierarchies and widths were approved in consultation with OCC as part of the SDC. All roads meet the SDC road width requirements. Whilst OCC now requests some shared streets have a width of 8.3m rather than 7.5m, this does not accord with the approved SDC. The applicant advises the street is 7.6m wide having been widened following a previous request by OCC. Officers note that in responding to applications seeking approval of the SDC, OCC had required this shared street type to be widened to 7.5m including a 1.5m wide service strip/margin. In responding to application P22/V2066/DIS OCC advised ““The other cross sections that needed updating were the ‘Shared Surface’ design (now on page 59). These have been amended and widened for future service / maintenance requirements and are now considered acceptable”. OCC’s request is contrary to the SDC and is not required for highway safety purposes and it is noted that OCC does not object but may not adopt this street type. Officers consider the street at 7.5m/7.6m wide benefits the scheme design creating enclosure, definition is street hierarchy and a design not dominated or arranged around car access.
|
||||||||||||||||||
5.24 |
Internal roads are designed for traffic speeds of 20mph or less. Whilst OCC now seeks justification for 20m vision splays it had already (as has the applicant), provided the justification in its response to the July 2023 amendments by explaining that “in this instance guidance in MfS needs to be considered, specifically Table 7.1. Within this table where vehicle speeds are likely to vary between 15mph to 20mph a reduced visibility may be considered appropriate. Due to the location of the junction shown, the no through streets it is serving, and the alignment of the main section of the street shown. It is considered appropriate for a reduce 20m sightline to be accepted on this occasion”. On this basis I can only conclude the 20m vision splay is justified, accords with MfS and is acceptable. Other than pavements and a cycle lane alongside the main street at the eastern edge of this application site, no cycle or footways are included in this application site but cycle and footway links are required and secured as part of the outline planning permission which will ultimately link this site more conveniently to future on site facilities, Great Western Park and Didcot. In the meantime there are links to the cycle and footway beside the A4130. The main street will include a bus link and the proposal includes a bus stop. The proposal is considered compliant with Policies CP33 and CP35 of the LPP1 and policy DP16 of the LPP2 and the SDC.
|
||||||||||||||||||
5.25 |
Car and cycle parking meets OCC standards as confirmed by the highway officer. Each dwelling and flat is allocated an electric vehicle charging point which exceeds the requirements of condition 41 of the outline planning permission. Consequently car and cycle parking meet the requirement of Policy CP35 of the LPP1.
|
||||||||||||||||||
5.26 |
Housing Mix Affordable Housing Mix A condition of the outline planning permission required a Housing Delivery Document (HDD) to be approved for the wider Valley Park site although the condition recognises the need for this Document to be flexible and it can be updated as part of reserved matters applications. A HDD was approved under application P22/V2338DIS and it has been updated as part of this application to reflect the fewer number of dwellings in this parcel following the submission of revised plans. Policy CP22 of the LPP1 requires a mix of dwelling types and sizes to meet the needs of current and future households. Policy CP24 of the LPP1 aims to provide 35 percent affordable housing which should be indistinguishable from the market dwellings and evenly distributed across the site. The S106 agreement for the outline permission requires a policy CP24 complaint 35 percent affordable housing across the wider Valley Park site. The approved HDD recognises that some housing parcels will have fewer than 35 percent affordable housing with the shortfall in those parcels made up in other housing parcels. In the case of this application, 35 percent affordable housing would be 60 dwellings whereas 59 affordable dwellings are proposed. The updated HDD submitted with this application still sets out the delivery of a Policy CP24 compliant requirement for affordable housing across the Valley Park site. The S106 agreement for the Valley Park site permits clusters up to a maximum of 15 dwellings.
|
||||||||||||||||||
5.27 |
The affordable housing mix shown in the table below accords with the S106 agreement for this development and is considered to accord with the HDD and Policies CP22 and CP24 of the LPP1:
|
||||||||||||||||||
5.28 |
The affordable housing is in clusters of 15 or fewer dwellings and evenly distributed over this application site. Furthermore, they are indistinguishable from market dwellings.
|
||||||||||||||||||
5.29 |
Market Housing Mix Policy CP22 of the LPP1 requires a mix of dwelling types and sizes to meet the needs of current and future households. This should be in accordance with the council’s current Strategic Housing Market Assessment unless an alternative approach can be demonstrated to be more appropriate through the Housing Register or where proven to be necessary due to viability constraints. Across the Valley Park site the outline permission expects a SHMA compliant development. A comparison between the proposed market housing and SHMA expectation is shown in the table below:
|
||||||||||||||||||
5.30 |
Whilst the market housing mix for this housing parcel is not compliant with the SHMA it provides a mix reflective of higher density and the design expectations for this part of the site. Across the wider Valley Park site the updated housing mix submitted with this application provides a SHMA and Policy CP22 compliant mix of market housing that does not exceed 4,254 dwellings on the Valley Park site. |
||||||||||||||||||
5.31 |
Residential Amenity Policies DP23 and DP24 of the LPP2 seek to protect the living conditions of residents. The adopted Joint Design Guide recommends distances between dwellings of 21m back to back, 10m to fronts and 12m back to side. There are no existing neighbouring dwellings and no occupants of existing dwellings are directly overlooked or overshadowed by the proposals. The dwellings are reasonably separated to prevent unreasonable overlooking and overshadowing. The number of dwellings has been reduced ensuring all dwellings have adequate garden sizes or flats have 5 sq m balconies as required by the SDC for the site and which reflect the Joint Design Guide expectations. Floor areas for the affordable dwellings accord with the requirements of the S106 agreement associated with the outline planning permission or the Nationally Described Space Standards as expected by policy DP2 of the LPP2.
|
||||||||||||||||||
5.32 |
The submitted noise assessment concludes occupants of dwellings will not be adversely affected by noise including that from traffic using the A4130 subject to passive ventilation systems and double glazing providing 31dB and 25dB attenuation for those residential properties fronting the A4130 and northern plots along the spine road respectively and including two metre high walls on the eastern boundary of plot 19 and on the western boundaries of plots 16 and 23. These measures can be required by condition and the proposal can therefore, comply with policies DP23 and DP24 of the LPP2. HIF1 is a scheme that does not benefit from planning permission and it needs to be designed to mitigate for its impacts on existing development and developments already permitted such as Valley Park which benefits from an outline planning permission. It is not for this development to mitigate for schemes which have yet to be permitted.
|
||||||||||||||||||
5.33 |
Climate Change The council has declared a climate emergency and Policy CP40 of the LPP1 encourages developers to incorporate climate change adaption and design measures. All dwellings include solar panels on their roofs and they are provided with electric vehicle charging points. The applicant’s planning statement advises that all dwellings will be provided with air source heat pumps. The majority of dwellings have windows within 30 degrees of south and all dwellings allow for natural ventilation. A fabric first approach to heat loss can be used. The Valley Park outline planning permission requires a series of measures for active travel including a network of cycle and footways, bus services and a range of facilities and services on site to make the development accessible and seeking to reduce reliance on private transport for journeys. The proposal is Policy CP40 compliant.
|
||||||||||||||||||
5.34 |
Biodiversity Policy CP46 of the LPP1 seeks to protect important ecological receptors (designated sites, protected species, priority habitats, etc.) and secure net gains for biodiversity. Where adverse impacts on important ecological receptors are likely, development must meet the criteria outlined under the policy to be acceptable. Net losses of biodiversity will not be supported. Policy DP30 of the LPP2 expects a 10m buffer to watercourses.
|
||||||||||||||||||
5.35 |
The outline planning permission includes conditions aimed at enhancing biodiversity. As required by conditions 18 and 27 of the outline planning permission this application is supported by a Biodiversity Enhancement Plan and Ecological Construction Management Plan. Both documents are considered acceptable and their mitigation measures need to be implemented in accordance with the conditions. The BEP proposes 110 bird boxes for swifts, swallows, martins, sparrows and starlings. In addition, bee bricks, insect ‘hotels’ and hedgehog ‘highways’ are proposed.
|
||||||||||||||||||
5.36
|
Condition 26 of the outline planning permission requires a 20m buffer free of built development beside Moor Ditch which flows along the western Valley Park site boundary. A 20m wide buffer is proposed except where a road linking the site to adjacent land (the North West Valley Park LPP1 housing allocation). As this road will be required in future and presently it needs to extend in to Moor Ditch buffer to allow for refuse vehicle turning, this exception is considered acceptable. Condition 26 also requires a 30m buffer adjacent to water vole colonies on the Moor Ditch. However, recent surveys have found no presence of water voles. 30m wide buffers can be achieved to the north and south of the site in case water voles do re-establish themselves.
|
||||||||||||||||||
5.37 |
It is considered biodiversity enhancements can be delivered and the proposals do not encroach within 10m of a watercourse. As requested by the countryside officer, a condition can secure a barrier during construction works to separate the site from the Moor Ditch watercourse (the tree protection barrier proposed is suitable). The proposal is compliant with Policies CP46 of the LPP1 and DP30 of the LPP2.
|
||||||||||||||||||
5.38 |
Drainage Policy CP42 of the LPP1 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.
|
||||||||||||||||||
5.39 |
The site is flood zone 1 and an appropriate site in terms of fluvial flooding for housing development. The outline planning permission is subject to conditions 23, 24 and 25 requiring a detailed surface and foul water drainage scheme to be approved by this council and implemented. Approval of surface and foul water drainage details is subject to application P22/V2624/DIS and remains under consideration and is the most appropriate mechanism for considering the drainage arrangements. In respect of foul water disposal and capacity of foul water infrastructure, it is noted that Thames Water does not object.
|
||||||||||||||||||
|
Conditions |
||||||||||||||||||
5.40 |
In accordance with conditions 13, 14, 15, 17, 18, 27 and 41 of the outline planning permission, this application provides acceptable details of the following for this phase of the Valley Park development: · A landscape works maintenance schedule; · Tree protection plan; · Hard and soft landscaping; · Noise impact and mitigation; · A Biodiversity Enhancement Plan · Ecological Construction Management Plan; and · Electric vehicle charging points.
|
||||||||||||||||||
5.41 |
In so far as these details relate to this application site, a partial approval of these conditions can be given.
|
6.0 |
CONCLUSION |
6.1 |
This application has been determined in accordance with the development plan unless material considerations indicate otherwise. This is considered a well-designed development that results in no adverse harm. The proposal is considered development plan compliant as a whole and compliant with the Strategic Design Code for the Valley Park site and therefore, it is recommended that the reserved matters (internal access, appearance, landscaping, layout and scale), are approved.
|
|
The following planning policies have been taken into account: |
|
|
|
Vale of White Horse Local Plan 2031: Part 1 – core policies: CP1 - Presumption in favour of sustainable development CP2 - Cooperation on unmet housing need for Oxfordshire CP3 - Settlement hierarchy CP4 - Meeting our housing needs CP5 – Housing supply ring fence CP7 – Providing supporting infrastructure and services CP15 - Spatial Strategy for South East Vale Sub-Area CP17 - Delivery of Strategic Highway Improvements within the South-East Vale Sub-Area CP18 - Safeguarding of Land for Transport Schemes in the South East Vale Sub-Area CP22 – Housing mix CP23 – Housing density CP24 – Affordable housing CP26 - Accommodating current and future needs of the ageing population CP33 – Promoting sustainable transport and accessibility CP35 – Promoting public transport, cycling and walking CP36 – Electronic communications 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 CP47 – Delivery and contingency
A Regulation 10A review (five-year review) for Local Plan Part 1 (LPP1) has been completed. The review shows that five years on, LPP1 (together with LPP2) continues to provide a suitable framework for development in the Vale of White Horse that is in overall conformity with government policy.
Vale of White Horse Local Plan 2031: Part 2 CP4a – Meeting our housing needs CP15A - Additional Site Allocations for South East Vale Sub-Area CP16b – Didcot Garden Town CP18a - Safeguarding of Land for Strategic Highway Improvements within the South-East Vale Sub-Area CP47A - Delivery and Contingency DP2 – Space standards DP11 - Community Employment Plans DP16 – Access DP17 - Transport assessments and travel plans DP20 – Public art 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 DP30 - Watercourses DP33 – Open space DP36 – Heritage assets DP39 – Archaeology and scheduled monuments
Adopted Guidance The Joint Design Guide 2022 Developer Contributions – Delivering Infrastructure to Support Development SPD – June 2017 Strategic Design Code for Valley Park
Other Relevant Legislation and Guidance National Planning Policy Framework (NPPF) National Planning Practice Guidance (PPG) Didcot Garden Town Delivery Plan Community & Infrastructure Levy Legislation Planning (Listed Buildings and Conservation Areas Act) 1990 Human Rights Act 1998 Section 149 of the Equality Act 2010 Section 17 of the Crime and Disorder Act 1998
Case Officer – Adrian Butler Email – adrian.butler@southandvale.gov.uk Tel – (01235) 422600
|