Content

RESOLVED
 
Planning permission be granted subject to
completion of a Section 106 agreement to secure:
 
Financial Contributions
•          
£62,312 towards employment land shortfall and a further
£55,111 if the remaining 0.8 hectares cannot be secured on
site.
•          
£120,990 towards bus service subsidy
•          
£327,000 towards 15 gypsy and traveller pitches plus an
additional £32,700 towards resourcing costs.
 
Other Obligations
•          
20% Affordable Housing
•          
5% Custom Self Build
 
And the following conditions:
 
1.    
Reserved Matters:
Details of the appearance, layout, scale and
landscaping (hereinafter called "the reserved matters") for each
phase shall be submitted to and approved in writing by the local
planning authority before any development takes place on the
relevant phase and the development shall be carried out as
approved.
 
REASON: To enable full and proper
consideration of the proposed development.
 
2.    
Reserved Matters – Time Limit      
Applications for approval of the first
reserved matter(s) shall be made to the local planning authority
not later than 7 years from the date of this permission.
Applications for approval of all of the
reserved matters shall be made to the local planning not later than
10 years from the date of this permission.
 
REASON: In accordance with Section 92 of
the Town and Country Planning Act 1990 as amended by Section 51 of
the Planning and Compulsory Purchase Act 2004.
 
3.    
Reserved Matters - Implementation        
The development hereby permitted shall be
begun before the expiry of two years from the date of the last of
the reserved matters to be approved.
 
REASON: In accordance with Section 92 of
the Town and Country Planning Act 1990 as amended by Section 51 of
the Planning and Compulsory Purchase Act 2004.
 
4.    
Approved Outline Plans      
The development hereby permitted shall be
carried out in accordance with the following approved plans:
 
See plans table in
Committee Report
 
REASON: In order
to ensure compliance with the approved drawings.
 
5.    
Phasing 
As part of the first application for the
approval of reserved matters, a detailed phasing plan shall be
submitted to and approved in writing by the local planning
authority. The phasing plan shall specify the proposed timing for
the delivery of the areas of public open space/green infrastructure
on each phase as well as the construction programme for the housing
(including self or custom build housing) and other built elements
of the development. The development hereby approved shall be
carried out in accordance with the approved phasing plan.
 
REASON: To ensure suitable phasing of the
development.
 
6.    
Design Code    
As part of any reserved matters application in
relation to any phase, a Masterplan, together with design
principles, shall be submitted to and approved in writing by the
Local Planning Authority. The Masterplan and Design Code shall be
formulated broadly in accordance with the submitted Design and
Access Statement and Illustrative Masterplan and shall include the
following details:

 

(a)    The proposed movement
network delineating the primary, secondary and tertiary streets and
pedestrian and cycleway connections, setting out the approach to
estate design, treatment of non-vehicular routes and car and cycle
parking including connection into the existing pedestrian and
cycleway routes.

(b)    The proposed layout
use and function of all open space
within the development.

(c)    The approach to and
design principles applied to car parking (on street and
offstreet).

(d)    Phased layout
principles to include urban structure, form and layout of the built
environment, building heights, densities, legibility, means of
enclosure, key gateways, landmark buildings, key frontages and key
groups

(e)    The design approach for
areas within the public realm including landscaping and hard
surface treatments, lighting, street trees, boundary treatments,
street furniture and play equipment and footpaths

(f)     Servicing,
including utilities, design for the storage and collection of waste
and recyclable materials.

(g)    External materials, to
include a palette of wall and roof finishes, windows, doors,
porches, heads, cills, chimneys, eaves
and verges and rainwater goods.

(h)    The design principles
that will be applied to the development to encourage security and
community safety.
 
Thereafter any application for the approval of
reserved matters shall comply with the approved Design Code.
 
REASON: To secure a coordinated,
high-quality and well-designed development in line with approved
design principles and planning policy.
 
7.    
Written Scheme of Investigation   
No development shall take place until the
developer has secured the implementation of a programme of
archaeological work in accordance with a written scheme of
investigation (WSI) which has been submitted to and approved in
wring by the Local Planning Authority. The development shall be
carried out at all times in accordance
with the approved scheme as agreed in wring by the Local Planning
Authority.
 
REASON: To ensure that an appropriate
record is made of archaeological evidence that may be affected by
the development.
 
PRE-COMMENCEMENT REASON: To ensure
archaeological remains are identified, recorded, and protected
where necessary, as groundworks could otherwise disturb or destroy
evidence irretrievably.
 
8.    
Written Scheme of Investigation Results
The development shall not be occupied
until:
(i) the post
investigation assessment has been completed in accordance with the
approved Written Scheme of Investigation and (ii) that the
provision made for analysis, publication and dissemination of
results, and archive deposition, has been confirmed in wring to,
and approved by, the Local Planning Authority.
 
REASON: To ensure that an appropriate
record is made of archaeological evidence that maybe affected by
the development.
 
 
 
 
9.    
Affordable/Self Build Housing       
Prior to commencement of each residential
phase, a scheme detailing the location, type, tenure and phasing of
affordable/self build housing shall be
submitted to and approved in writing by the Local Planning
Authority.
 
REASON: To ensure affordable and self-build
housing is appropriately integrated to each phase.
 
PRE-COMMENCEMENT REASON: To ensure
affordable and self-build housing are properly planned and secured
at the outset, as they may influence the layout, design, and
infrastructure of each phase.
 
10.Foul Water       
No building in any phase shall be occupied
until works for the disposal of foul sewage from that phase have
been provided, in accordance with details first submitted to and
approved in writing by the Local Planning Authority.
 
REASON: In order
to secure a satisfactory standard of
development
 
11.Surface Water
Prior to or as part of the Reserved Matters,
the following information shall be submitted to and approved in
writing by the Local Planning Authority:

 
(a)  Soakaway test results in accordance with BRE 365,
groundwater monitoring results in line with our DCC groundwater
monitoring policy and evidence that there is a low risk of
groundwater re-emergence downslope of the site from any proposed
soakaways or infiltration basins.
(b)   A detailed drainage design based upon the
approved Flood Risk Assessment and Drainage Strategy and the
results of the information submitted in relation to (a) above.
(c)   Detailed proposals for the management of
surface water and silt run-off from the site during construction of
the development hereby permitted.
(d)   Proposals for the adoption and maintenance
of the permanent surface water drainage system.
(e)   A plan indicating how exceedance flows will
be safely managed at the site.
(f)   If required, evidence there is agreement in
principle from the landowner/DCC highways/SWW.
(g)   Where required, a detailed assessment of the
condition and capacity of any existing surface water drainage
system/watercourse/culvert that will be affected by the proposals.
The assessment should identify and commit to, any repair and/or
improvement works to secure the proper function of the surface
water drainage receptor.
 
No building hereby permitted shall be occupied
until the works have been approved and implemented in accordance
with the details under (a) - (g) above.
 
REASON: The above conditions are required
to ensure the proposed surface water drainage system will operate
effectively and will not cause an increase in flood risk either on
the site, adjacent land or downstream in line with SuDS for Devon Guidance (2017) and national
policies, including NPPF and PPG. The conditions should be
pre-commencement since it is essential that the proposed surface
water drainage system is shown to be feasible before works begin to
avoid redesign / unnecessary delays during construction when site
layout is fixed.
 
12.Watercourse
Monitoring
Prior to any commencement of any phase of the
development (except enabling works), details to confirm how
monitoring of surrounding watercourses will be carried out shall be
submitted to and approved in writing by the Local Planning
Authority. Whilst this condition can be phased, the monitoring of
watercourses will need to continue if further phases commence (and
the watercourse is relevant to be monitored). The development shall
be carried out in accordance with the approved details
 
REASON: To ensure the protection of nearby
watercourses from potential pollution, sedimentation, and
hydrological impacts during the construction and operational phases
of the development, and to safeguard local biodiversity and water
quality.
 
13.Method of Construction
Statement
As part of the Reserved Matters application a
Method of Construction Statement shall be submitted and approved in
writing by the Local Planning Authority. Details to include the
following:
(a) parking for
vehicles of site personnel, operatives and visitors
(b) loading and
unloading of plant and materials
(c) storage of
plant and materials
(d) programme of
works (including measures for traffic management)
(e) provision of
boundary hoarding behind any visibility zones shall be submitted to
and approved in writing by the Local Planning Authority. Only the
approved details shall be implemented during the construction
period.
 
REASON: To ensure that the development does
not prejudice highway safety nor cause inconvenience to other
highway users.
 
14.Construction
Environmental Management Plan (Biodiversity)
Prior to or as part of all reserved matters
application a Construction Environmental Management Plan (CEMP:
Biodiversity) shall be submitted to and approved in writing by the
Local Planning Authority. The CEMP (Biodiversity) shall include the
following:

Risk assessment of potentially
damaging construction activities
Identification of
“biodiversity protection zones”
Practical measures (both physical
measures and sensitive working practices) to avoid or reduce
impacts during construction (may be provided as a set of method
statements)
The location and timing of sensitive
works to avoid harm to biodiversity features
The times during construction when
specialist ecologists need to be present on-site to oversee
works.
Responsible persons and lines of
communication
The role and responsibilities on
site of an ecological clerk of works (ECoW) or similarly competent person
Use of protective fences, exclusion
barriers and warning signs

The approved CEMP shall be adhered to and
implemented throughout the construction period strictly in
accordance with the approved details
 
REASON:  To
ensure that biodiversity is adequately protected during the
construction phase, including habitats and species of principal
importance, and to prevent significant ecological harm in
accordance with Local Plan policies EN8 and EN9, paragraphs 187 and
193 of the NPPF and relevant biodiversity legislation
 
15.Barn Owl Box
As part of, or prior to, the submission of any
reserved matters application, a scheme for the installation of at
least one barn owl nesting box shall be submitted to and approved
in writing by the Local Planning Authority. The scheme shall
include details of the design, location, mounting method, timing of
installation, and future retention/maintenance
responsibilities.
The barn owl box shall be installed in
accordance with the approved details prior to the occupation of the
first dwelling (or other agreed trigger point),
and shall thereafter be retained and maintained for the
lifetime of the development, unless otherwise agreed in writing by
the Local Planning Authority.
 
REASON: To secure biodiversity enhancement
in accordance with Local Plan Policy EN8 and EN9 and paragraph 180
of the National Planning Policy Framework.
 
16.Foraging Strategy
Prior to the submission any of reserved
matters submission, a Bat Foraging Strategy shall be submitted to
and approved in writing by the Local Planning Authority. The
strategy shall apply to (but not be limited to) the western
boundary of field 30 and field 1. The strategy shall include, but
not be limited to:

Location, layout, phasing, planting
plans and structural design details to strengthen and support bat
foraging opportunities,
Measures to ensure establishment and
long-term management, to include buffer zones and lighting
restrictions.

The approved strategy shall thereafter be
implemented in full and maintained in accordance with the approved
details.
 
REASON: To ensure the provision of suitable
foraging habitat for bats in accordance with Policy NA1 EN8, EN9
and EN10 of the Local Plan, the Habitat Regulation Assessment and
Section 15 of the National Planning Policy
Framework.