Decision Maker: Planning Committee

Outcome: Recommendations Approved

Is Key Decision?: No

Is Callable In?: No

Date of Decision: July 22, 2025

Purpose:

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.