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APPLICATION NO. |
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SITE |
Land at Monks Farm Grove, OX12 0AH |
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PARISH |
GROVE |
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PROPOSAL |
Variation of conditions 12 (Habitat restoration method statement) and 13 (Letcombe Brook Bridge details) on application reference number P16/V0981/O in order to commence Phase 1B. (as amended by programme submitted 2 August 2023, condition wording submitted 19 September 2023 and 20 October 2023). (Application for outline planning permission for up to 400 dwellings, extension to the Grove CE primary school, associated landscaping and infrastructure with all matters except access reserved.) |
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WARD MEMBER(S) |
Ron Batstone Kiera Bentley |
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APPLICANT |
David Wilson Homes Southern |
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OFFICER |
Penny Beale |
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RECOMMENDATION |
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It is recommended that approval is granted subject to the following conditions: |
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1. No development, or in the case of phased development no phase or sub phase of the development, shall be begun until full details illustrating the following matters ('the reserved matters') have been submitted to and approved in writing by the Local Planning Authority and the development (or where relevant phase of development) shall be carried out in accordance with such details:
The layout of the development; The scale of the development; The appearance of the development; The means of access, not approved by this permission; and The landscaping of the development.
Reason: As the application is in outline only and is not accompanied by detailed plans and by virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. Application for approval of the reserved matters shall be submitted to the local Planning Authority before the expiration of three years of the date of permission ref. P16/V0981/O being 8 April 2021 or, in the case of phased development, application for approval of the reserved matters within the first phase shall be submitted to the Local Planning Authority before the expiration of two years of the date of permission ref. P16/V0981/O being 8 April 2021. In the case of phased development, all subsequent reserved matters applications shall be submitted to the Local Planning Authority before and no later than8 April 2026 (being the expiration of five years of the date of permission P16/V0981/O).
Reason: As the application is in outline only and is not accompanied by detailed plans and by virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
3. The development hereby permitted shall be begun before the expiration of the two years from the date of approval of the last of the reserved matters to be approved or, in the case of phased development, before the expiration of two years from the date of approval of the last of the reserved matters to be approved in respect of the first phase.
Reason: By virtue of Section 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
4. Except as controlled or modified by conditions of this permission, the development hereby permitted shall be carried out in accordance with the approved plans listed below:
Site Location Plan UD05 Rev F Land Use and Access Parameter Plan UD50 Rev E Building Heights Parameter Plan UD51 Rev E Green Infrastructure Parameter Plan UD52 Rev J Application Development Framework SK50 Rev A Illustrative Landscape Master Plan 2070.57/50
and in broad accordance with the following documents:
· Design and Access Statement and Addendum · Transport Assessment · Travel Plan · Outline Habitat Restoration and Management Strategy (Revision A - HDA November 2017).
Reason: To secure the proper planning of the area in accordance with Development Plan policies.
5. The development, hereby approved, shall be carried out in accordance with the mitigation measures as set out in the Environmental Statement, dated December 2017. Wherever in these conditions the local planning authority is given power to approve a variation to those mitigation measures imposed by that condition it shall only do so if it is satisfied that the relevant variation would not have significant environmental effects other than those assessed in the Environmental Statement.
Reason: To ensure that the development takes place in accordance with the principles and parameters contained within the Environmental Statement.
6. The access and visibility splays shall be provided prior to the occupation or use of the new development in accordance with the following details approved under applications no. P22/V0644/DIS and P22/V1075/DIS:
- Denchworth Road General Arrangement drwg 21-104-115E - Denchworth Road Refuse SPA drwg 21-104-113C - Link Road Refuse SPA drwg 21-104-112 - Designer’s Response to Stage 1 RSA Denchworth Road ref: 21- 104-16 - Station Road Signalised Access drwg 21-104-329 Rev C - Designer’s Response to Stage 1 RSA Station Road Signalised Access ref: 21-104-20A - Designer’s Response to Stage 1 RSA Grove Northern Link Road ref: 21-104-21A
Thereafter, the visibility splays shall be permanently maintained free from obstruction to vision.
Reason: In the interest of highway safety (Policy DP16 of the adopted Local Plan).
7. The development shall be carried out in accordance with the Construction Traffic Management Plan (ref. CTMP Odyssey 21-104 rev G 29.03.23) approved under application no. P22/V0321/DIS.
Reason: In the interest of highway safety and to protect the amenities of the occupants of adjacent dwellings during construction (Policies DP16 and DP23 of the adopted Local Plan).
8. Prior to the commencement of each phase of development, a fully detailed surface water drainage scheme, based on the sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, shall be submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include details of the following:
- Discharge Rates and Volumes - Maintenance and management of SUDS features - Sizing of features - attenuation volume - Infiltration in accordance with BRE365 - Detailed drainage layout with pipe numbers - SUDS (to include the suds features detailed within the FRA to ensure they are carried forward into the detailed drainage strategy) - Network drainage calculations’ - Phasing
Reason: To ensure the effective and sustainable drainage of the site in the interests of public health and the avoidance of flooding (Policies DP23 and CP42 of the adopted Local Plan).
9. Prior to the commencement of each phase of development, a fully detailed drainage scheme for on-site foul water shall be submitted and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before any respective dwelling to which it relates is occupied.
Reason: To ensure the effective and sustainable drainage of the site in the interests of public health and the avoidance of flooding (Policies DP23 and CP42 of the adopted Local Plan).
10. Prior to the commencement of each phase of the development (including vegetation clearance), a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following:
a) Ecological surveys for relevant habitats and species, all update surveys shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of "biodiversity protection zones". d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.
Reason: To ensure the protection of habitats and species on the site, in accordance with Policy CP46 of the adopted Local Plan.
11. Prior to 1st occupation within Phase 1B, and prior to commencement of any other phase other than Phase 1B (in accordance with Phasing Plan H8624/PP/01 rev J), a Habitat Restoration Method Statement for the Letcombe Brook Corridor (as illustrated on the Green Infrastructure Parameter Plan UD52 Rev J) shall be submitted to and approved in writing by the local planning authority. The Habitat Restoration Method Statement should follow the structure and principles agreed in the Letcombe Brook Outline Habitat Restoration and Management Strategy (Rev A - HDA November 2017). Phase 1B shall only be accessed from the west via Denchworth Road until the bridge is constructed. The approved restoration works should be completed in full prior to final occupation/completion of the first phase of the development (Phase 1B).
Reason: To ensure the proposals deliver a no net loss of biodiversity in accordance with Policy CP46 of the adopted Local Plan.
12. Prior to 1st occupation within Phase 1B, and prior to commencement of any phase other than Phase 1B, (in accordance with Phasing Plan H8624/PP/01 rev J), a detailed plan of the bridge for the single road crossing shall be submitted to, and approved in writing by, the local planning authority. The bridge must be designed so as not to increase flood risk or impact on nature conservation within the Letcombe Brook. The bridge design shall be in accordance to the following guidance:
- It must be designed so to allow the movement of wildlife beneath and outside the aquatic zone in times of flood. - The soffit levels and flood spans must be 600 mm or more above the design flood level. - The bridge should be clear span in design and set back appropriately from the bank.
Phase 1B shall only be accessed from the west via Denchworth Road until the bridge is constructed.
Reason: To prevent flooding and to ensure the proposals deliver a no net loss of biodiversity in accordance with Policies CP42 and CP46 of the adopted Local Plan.
13. Prior to the commencement of development an archaeological investigation shall be carried out by a professional archaeological organisation in accordance with the Written Scheme of Investigation prepared by Red River Archaeology approved under application no. P22/V2781/DIS.
Reason: To enable a proper archaeological investigation of the site and the identification and recording of any items of archaeological importance (Policy DP39 of the adopted Local Plan).
14. Prior to the commencement of any development and following the approval of the Written Scheme of Investigation referred to in condition 13, a staged programme of archaeological investigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority.
Reason: To enable the inspection and recording of any items of archaeological importance (Policy DP39 of the adopted Local Plan).
15. Concurrent with the submission of each reserved matters application, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. A BEP will be required with all phases of the development but will exclude the Letcombe Brook Corridor (as illustrated on the Green Infrastructure Parameter Plan UD52 Rev J), which is subject to a separate condition.
The BEP should include:
a. Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required. b. Details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes etc. as appropriate. c. Selection of appropriate strategies for creating / restoring target habitats or d. introducing target species; e. Selection of specific techniques and practices for establishing vegetation; f. Sources of habitat materials (e.g. plant stock) or species individuals; g. Method statement for site preparation and establishment of target features; h. Extent and location of proposed works;
Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements should be delivered prior to the final occupation of the relevant phase.
Reason: To ensure the proposals deliver a no net loss of biodiversity in accordance with Policy CP46 of the adopted Local Plan.
16. Prior to the commencement of each phase of development, an arboricultural method statement for that phase to ensure the protection of trees during construction shall be submitted to and approved in writing by the Local Planning Authority. No works shall be carried out on site (including any demolition works) before the associated arboricultural method statement has been approved. The arboricultural method statement shall include details of the following:
1) The location, materials and means of construction of temporary tree protective fencing and/or ground protection measures (in accordance with the current BS 5837 'Trees in relation to design, demolition and construction'); 2) The programme for implementing and retaining such tree protection measures; 3) Any works to trees (in accordance with the current BS 3998 'Tree Works') to be carried out to prevent accidental damage by construction activities.
All works shall be carried out in accordance with the approved arboricultural method statement. At all times during construction, the tree protected areas shall not be used to park or manoeuvre vehicles, site temporary offices or other structures, store building materials or soil, mix cement/concrete or light bonfires.
Reason: To protect trees on the site in the interest of visual amenity (Policy CP44 of the adopted Local Plan).
17. The reserved matters for the scheme shall provide a market mix in accordance with the latest Strategic Housing Market Assessment.
Reason: To accord with Policy CP22 of the adopted Local Plan.
18. The details of scale to be submitted for approval of the local planning authority in accordance with condition 1 shall include details of the proposed slab, finished floor and roof levels of the buildings in relation to existing and proposed levels of the site and the surrounding land and buildings. The development shall be constructed in accordance with the approved levels.
Reason: To help integrate the development into its surroundings, preserve the settings of listed buildings and enable high quality design in accordance with policies CP37 and DP38 of the adopted Local Plan.
19. Each and any reserved matters application incorporating buildings shall include noise insulation measures (having regard to the building fabric, glazing and mechanical ventilation requirements) to achieve external and internal noise levels recommended in BS 8233 "Sound Insulation and noise reduction for buildings-Code of Practice" (or as superseded). The noise insulation measures as approved shall be fully implemented before occupation of any dwelling to which it relates and shall be retained thereafter and not altered without prior approval of the local planning authority.
Reason: To ensure that sufficient noise attenuation is provided to all residential properties to protect residents from the impact of railway noise and safeguard the amenity and health of future residents in accordance with Policy DP25 of the adopted Local Plan.
20. There shall be no occupation of any dwelling until confirmation has been provided that either:
- all water network upgrades required to accommodate the additional flows from the development have been completed; or - a development and infrastructure phasing plan has been agreed with Thames Water to allow additional development to be occupied.
Where a development and infrastructure phasing plan is agreed no occupation shall take place other than in accordance with the agreed development and infrastructure phasing plan.
Reason: The development may lead to sewage flooding and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional flows anticipated from the new development. Any necessary reinforcement works will be necessary to avoid sewer flooding and/or potential pollution incidents in the interests of public health and the avoidance of flooding (Policies DP23 and CP42 of the adopted Local Plan).
21. Prior to the first occupation of the first phase of the development, an Ecological Management Plan for the Letcombe Brook Corridor (as illustrated on the Green Infrastructure Parameter Plan UD52 Rev J) shall be submitted to and approved by the local planning authority. The Ecological Management Plan should follow the structure and principles agreed in the Letcombe Brook Outline Habitat Restoration and Management Strategy (Revision A - HDA November 2017).
The approved Ecological Management Plan shall be adhered to and implemented strictly in accordance with the approved details.
Reason: To ensure the proposals deliver a no net loss of biodiversity in accordance with Policy CP46 of the adopted Local Plan.
22. Prior to the first occupation of any dwelling forming part of the development a Residential Travel Plan shall be prepared and submitted for approval in accordance with Oxfordshire County Council's travel plan guidance. A residential travel information pack shall also be submitted for approval to the OCC Travel Plans Team prior to first occupation of the site.
Reason: To ensure all residents are aware of the travel choices available to them from the outset and to encourage the use of sustainable modes of transport (Policies CP33 and CP35 of the adopted Local Plan).
23. No occupation beyond the 150th dwelling forming part of the development hereby permitted shall occur until a vehicular access link between the spine road within the development and Denchworth Road has been completed and is suitable for bus operation. This could either take the form of the Grove Northern Link Road (GNLR) connecting to Denchworth Road, coupled with a widening of a section of Denchworth Road or, if this is not achievable, an access link to the wider section of Denchworth Road near to the junction with Maples Close.
Reason: In the interest of highway safety (Policy DP16 of the adopted Local Plan).
24. The final unit of residential accommodation within each sub-phase of development shall not be occupied until all links to existing on and off site infrastructure, roads and footpaths within that sub-phase have been constructed in accordance with details that have been submitted to and approved in writing by the Local Planning Authority.
Reason: In the interests of highway safety, residential amenity and convenience in accordance with policies DP16 and DP23 of the adopted Local Plan.
25. The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) produced by Wardell and Armstrong, dated April 2016 (save any further measures necessary in order to address drainage and flood compensation measures related to the primary school expansion) and the following mitigation measures detailed within the FRA:
1. With the exception of a single road crossing, there shall be no built development in Flood Zones 2 or 3. 2. There will be no raising of land within Flood Zones 2 or 3 without provision of compensatory flood storage
The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.
Reason: To prevent flooding elsewhere by ensuring that compensatory storage of flood water is provided and to reduce the risk of flooding to the proposed development and future occupants (Policy CP42 of the adopted Local Plan).
26. All dwellings shall be provided with access to electric vehicle charging points in accordance with details that shall previously have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the approved details are operational for that property.
Reason: To encourage the use of electric cars as a means of transport and to mitigate any impacts on air pollution in accordance with policies CP33, CP35 and DP26 of the adopted Local Plan).
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1.0 |
INTRODUCTION AND PROPOSAL |
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1.1 |
This application is presented to committee due to an objection from Grove Parish Council.
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1.2 |
The site is part of the strategic allocated housing site known as ‘Monks Farm, Grove’ which is identified in the adopted local plan for up to 885 dwellings. 368 of these dwellings have previously been permitted on land immediately to the east of the application site. A site location plan for this site is below:
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1.3 |
Outline consent for up to 400 dwellings, extension to Grove CE primary school, associated landscaping and infrastructure was approved on this site in April 2021. Since approval of the outline consent, reserved matters consent has been granted for 83 dwellings known as Phase 1B in the south of the site (application ref. P21/V3516/RM).
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1.4 |
When planning permission is granted, development must take place in accordance with the permission and conditions attached to it and with any associated legal agreements. New issues may arise after planning permission has been granted, which require modification of the approval proposals and under section 73 (or 73A if retrospective) of the Town and Country Planning Act 1990 an application can be made to vary or remove conditions associated with a planning permission.
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1.5 |
This application seeks to amend the wording of conditions 12 and 13. Following consultation and discussion with officers, the proposed amended wording has been altered.
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1.6 |
As approved under the outline permission, condition 12 stated:
Prior to the commencement of the first phase of the development (including demolition, ground works, vegetation clearance) a Habitat Restoration Method Statement for the Letcombe Brook Corridor (as illustrated on the Green Infrastructure Parameter Plan UD52 Rev J) shall be submitted to and approved in writing by the local planning authority. The Habitat Restoration Method Statement should follow the structure and principles agreed in the Letcombe Brook Outline Habitat Restoration and Management Strategy (Revision A - HDA November 2017).
The approved restoration works should be completed in full prior to final occupation/completion of the first phase of the development.
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1.7 |
This application initially sought to amend condition 12 to the following:
Prior to the commencement of the relevant phase containing Letcombe Brook (including demolition, ground works, vegetation clearance) a Habitat Restoration Method Statement for the Letcombe Brook Corridor (as illustrated on the Green Infrastructure Parameter Plan UD52 Rev J) shall be submitted to and approved in writing by the local planning authority. The Habitat Restoration Method Statement should follow the structure and principles agreed in the Letcombe Brook Outline Habitat Restoration and Management Strategy (Revision A - HDA November 2017).
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1.8 |
This change is sought to allow the commencement of works to Phase 1B prior to the submission and approval of the Habitat Restoration Method Statement, as this phase of development does not affect or make changes to the brook.
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1.9 |
The proposed wording has been altered a number of times in response to consultation comments and the wording of condition 12 now sought is:
Prior to 1st occupation within Phase 1B, and prior to commencement of any other phase other than Phase 1B (in accordance with Phasing Plan H8624/PP/01 rev J), a Habitat Restoration Method Statement for the Letcombe Brook Corridor (as illustrated on the Green Infrastructure Parameter Plan UD52 Rev J) shall be submitted to and approved in writing by the local planning authority. The Habitat Restoration Method Statement should follow the structure and principles agreed in the Letcombe Brook Outline Habitat Restoration and Management Strategy (Rev A - HDA November 2017). Phase 1B shall only be accessed from the west via Denchworth Road until the bridge is constructed. The approved restoration works should be completed in full prior to final occupation/completion of the first phase of the development (Phase 1B).
This is now condition 11 in the list provided at the start of this report.
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1.10 |
As approved under the outline permission, condition 13 stated:
No development shall commence until a detailed plan of the bridge for the single road crossing has been submitted to, and approved in writing by, the local planning authority. The bridge must be designed so as not to increase flood risk or impact on nature conservation within the Letcombe Brook. The bridge design shall be in accordance to the following guidance: - It must be designed so to allow the movement of wildlife beneath and outside the aquatic zone in times of flood. - The soffit levels and flood spans must be 600 mm or more above the design flood level. - The bridge should be clear span in design and set back appropriately from the bank.
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1.11 |
The applicant initially sought to amend condition 13 to the following:
No more than 55 dwellings shall be occupied until a detailed plan of the bridge for the single road crossing has been submitted to, and approved in writing by, the local planning authority. The bridge must be designed so as not to increase flood risk or impact on nature conservation within the Letcombe Brook. The bridge design shall be in accordance to the following guidance: - It must be designed so to allow the movement of wildlife beneath and outside the aquatic zone in times of flood. - The soffit levels and flood spans must be 600 mm or more above the design flood level. - The bridge should be clear span in design and set back appropriately from the bank.
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1.12 |
This change is sought due to delays in the construction programme of the bridge and a delay agreeing flood modelling work with the Environment Agency for the bridge design. The change sought would allow the commencement and occupation within Phase 1B prior to submission of the detailed plan for the bridge.
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1.13 |
The proposed wording for condition 13 has also been altered a number of times in response to consultation comments and the wording of condition 13 now sought would allow commencement of phase 1B only as follows:
Prior to 1st occupation within Phase 1B, and prior to commencement of any phase other than Phase 1B, (in accordance with Phasing Plan H8624/PP/01 rev J), a detailed plan of the bridge for the single road crossing shall be submitted to, and approved in writing by, the local planning authority. The bridge must be designed so as not to increase flood risk or impact on nature conservation within the Letcombe Brook. The bridge design shall be in accordance to the following guidance: - It must be designed so to allow the movement of wildlife beneath and outside the aquatic zone in times of flood. - The soffit levels and flood spans must be 600 mm or more above the design flood level. - The bridge should be clear span in design and set back appropriately from the bank. Phase 1B shall only be accessed from the west via Denchworth Road until the bridge is constructed.
This is now condition 12 in the list provided at the start of this report.
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1.14 |
Changes to other conditions are proposed where conditions have been discharged or partially discharged since outline consent was granted so amended wording is proposed to reflect this.
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1.15 |
An amended phasing plan has been approved via a S106 obligation; this is attached in Appendix 1.
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1.16 |
Construction works for infrastructure and housing in phase 1B have commenced on site along with archaeology investigation works across the wider site. |
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2.0 |
SUMMARY OF CONSULTATIONS & REPRESENTATIONS |
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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: www.whitehorsedc.gov.uk.
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3.0 |
RELEVANT PLANNING HISTORY |
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3.1 |
P23/V1338/DIS - Approved (25/07/2023) Discharge of condition 11 (Construction Environment Plan (Biodiversity)) on application P16/V0981/O
P22/V0321/DIS - Approved (19/04/2023) Discharge of condition 7 (Construction traffic management plan) under application reference number P16/V0981/O
P22/V1020/RM - Approved (13/03/2023) Reserved matters approval for appearance, landscaping, layout and scale for primary school expansion land, including two car parks, 3G artificial pitch, playing fields, footpath connections, lighting, landscaping and ancillary works, and approval of details in relation to Phase 1C for conditions 1 and 16, pursuant to planning permission P16/V0981/O. The outline application was EIA development and an Environmental Statement was submitted and approved under outline planning application P16/V0981/O.(as amended by plans and information received 16 September 2022 and 30 November 2022).
P22/V1075/DIS - Approved (01/03/2023) Discharge of condition 6 (construction of site access) on application number P16/V0981/O.
P22/V2781/DIS - Approved (11/01/2023) Discharge of condition 14 (Written scheme of archaeological investigation) under application reference number P16/V0981/O
P22/V0644/DIS - Approved (29/09/2022) Discharge of condition 6 (construction of site access) on application ref. P16/V0981/O.
P22/V1671/NM - Approved (29/09/2022) Non Material amendment to application P16/V0981/O to vary conditions 8, 9 and 17 to reflect that the development is coming forward in phases.
P21/V3516/RM - Approved (28/09/2022) Reserved matters approval for 83 dwellings (Phase 1B), including appearance, landscaping, layout and scale, and approval of details in relation to Phase 1B for conditions 1, 16, 19, 20 pursuant to planning permission P16/V0981/O.
P22/V0879/DIS - Approved (25/07/2022) Discharge of condition 11 (CEMP - Biodiversity) and Condition 17 (arboricultural method statement) under application reference number P16/V0981/O.(As amended by plans received 31 May 2022)
P22/V0322/DIS - Approved (01/04/2022) Discharge of condition 10 (Contaminated land risk assessment) under application reference number P16/V0981/O
P16/V0981/O - Approved (08/04/2021) Application for outline planning permission for up to 400 dwellings, extension to the Grove CE primary school, associated landscaping and infrastructure with all matters except access reserved.(As amended & amplified by information received 3 January 2018 & amended by drawings and letter received 13 January 2020).
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3.2 |
Pre-application History P22/V2436/PEJ - Advice provided (02/06/2023) It is proposed that Phase 2 provides 197 dwellings, comprised of 147 open market units, and 50 affordable units. This equates to just over 25% affordable homes provided in this phase of development. The 50 affordable units would include 33 social rented units (66% of the affordable housing provision) and 17 shared ownership units (34% of the affordable housing provision). (As amended and amplified by information received 27 February 2023.)
P21/V2240/PEJ - Advice provided (09/12/2021) The site received outline planning permission on 8 April 2021 under application reference P16/V0981/O for the following: Application for outline planning permission for up to 400 dwellings, extension to the Grove CE primary school, associated landscaping and infrastructure with all matters except access reserved. (As amended & amplified by information received 3 January 2018 & amended by drawings and letter received 13 January 2020). This pre-application enquiry relates principally to the strategy on phasing for future reserved matters applications on the site and we request a meeting to discuss this. We would also like to discuss key principles and expectations for the first phase of housing at this meeting before arranging a separate meeting to discuss the detail and design of this reserved matters application.
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3.3 |
Screening Opinion requests None. |
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4.0 |
ENVIRONMENTAL IMPACT ASSESSMENT |
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4.1 |
A section 73 application is considered to be a new application for planning permission under the 2017 Environmental Impact Assessment Regulations. The outline application was EIA development. The applicant has submitted a Highways Technical regarding the effect of the proposed changes on the highways network which demonstrates that Phase 1B can be accommodated from the approved Denchworth Road access.
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4.2 |
Given the nature of the amendments proposed, officers are satisfied that the findings of the original ES in all other regards remain sound and no further assessment is required.
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6.0 |
CONCLUSION |
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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 this application, due regard has been given to the representations received from statutory and other consultees.
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6.2 |
The proposed changes to conditions 12 and 13 are considered acceptable and are not considered to have a detrimental impact upon highway safety, biodiversity or flood risk. Officers are satisfied that there are no material planning considerations that would warrant refusal of this application.
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The following planning policies have been taken into account: |
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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 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 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
A Regulation 10A review for Local Plan Part 1 (LPP1) has been completed, evaluating LPP1’s policies for their consistency with national policy, considering current evidence and any relevant changes in local circumstances. 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 (LPP2) Policies: DP02 - Space Standards 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 DP34 - Leisure and Sports Facilities DP36 - Heritage Assets DP38 - Listed Buildings DP39 - Archaeology and Scheduled Monuments
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NEIGHBOURHOOD PLAN Grove does not currently have a neighbourhood plan.
JOINT DESIGN GUIDE 2022 – the Joint Design Guide sets out design principles to guide future development and encourage a design-led approach to development.
DEVELOPER CONTRIBUTIONS SPD – Provides guidance on how planning obligations will work alongside CIL to deliver the infrastructure needed to support development in the Vale.
NATIONAL PLANNING POLICY FRAMEWORK 2023 and PLANNING PRACTICE GUIDANCE
OTHER RELEVANT LEGISLATION
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