Agenda item

Outline Application: The erection of up to 840 dwellings (including affordable homes) with public open space, landscaping, sustainable drainage systems, land for a Primary School, a doctors surgery and for junction improvements at Hermitage Lane/A20 junction, and a link road between Poppy Fields roundabout and Hermitage Lane. Vehicular accesses into the site from Poppy Fields Roundabout and Hermitage Lane. All matters reserved with the exception of means of access at land south off London Road and East of Hermitage Lane, Aylesford.

 

RESOLVED:  That outline planning permission be GRANTED in accordance with the submitted details, conditions, reasons and informatives set out in the report of the Director of Planning, Housing and Environmental Health, subject to

 

(1)       The applicant entering into a planning obligation with the Borough Council to provide on-site affordable housing and financial contributions towards public open space provision and enhancement and health provision;

 

(2)       The applicant entering into a planning obligation with Kent County Council to make a financial contribution towards off-site highway junction improvements, public transport, the provision of education facilities and community services;

 

It is expected that the section 106 agreement should be agreed in principle within 3 months and the legalities completed within 6 months of the committee resolution unless there are good reasons for the delay. Should the agreement under Section 106 of the Act not be completed and signed by all relevant parties by 21 May 2020, a report back to the Area 3 Planning Committee will be made either updating on progress and making a further recommendation or in the alternative the application may be refused under powers delegated to the Director of Planning, Housing and Environmental Health who will determine the specific reasons for refusal in consultation with the Chairman and Ward Members.

 

(3)        Amend Conditions:

 

2. Application for approval of the reserved matters in respect of Phase 1 of the development shall be made to the Local Planning Authority before the expiration of two years from the date of this permission.  Applications for the approval of reserved matters in respect of all other phases shall be made to the Local Planning Authority before the expiration of four years from the date of this permission.       

Reason:  In pursuance of Section 92(2) of the Town and Country Planning Act 1990.

 

3.The development hereby permitted in any phase shall be begun either before the expiration of three years from the date of this permission, or before the expiration of one year from the date of approval of the reserved matters for that particular phase, whichever is the later.         

           

Reason:  In pursuance of Section 92(2) of the Town and Country Planning Act 1990.

 

4. Applications for the approval of the reserved matters shall be in general conformity with the design principles described in the Design and Access Statement and the following plans:

 

           

-        Development Framework - Drawing no. 7429-L-03 N

-        Proposed Site Access Arrangements – Drawing nos.4964-00-16 A and   4964-00-19B

      

Reason:  To ensure that the parameters of the development proposed are followed.

 

5. Prior to the first reserved matters application, a phasing plan for each area shall be submitted to the Local Planning Authority for approval in writing. Each phasing plan shall include details of the quantum of development in each phase, whether that is the number of market and affordable dwellings or other uses, together with the general locations and phasing of key infrastructure, including surface water drainage, green infrastructure, public open space/NEAP, and access for pedestrians, cyclists and vehicles. The development of the site shall be carried out in accordance with the approved phasing plans.

 

Reason: In the interests of highway safety and the amenity of the locality,

 

6. A scheme for the improved pedestrian/cycle path linking the development to Barming Station shall be submitted to the Local Planning Authority for approval after consultation with Kent County Council.  It shall be accompanied by a Stage 1 safety audit and shall detail any necessary associated works.  The approved scheme shall be implemented prior to first occupation of the development.

           

Reason: To provide appropriate access and connectivity to the site and in the interests of highway safety.

 

8. No dwellings within any phase of the development shall be occupied until the junction of the access road with the Poppyfields Roundabout has been completed in accordance with the details shown on drawing no. 4964-00-16 A and vehicle access between that roundabout and the dwellings has been provided.

           

Reason:  In the interests of highway safety

 

9. The details submitted in pursuance of Condition 1 shall show land, reserved for parking.  No building hereby approved shall be occupied until the parking area to serve that building has been provided, surfaced and drained in accordance with the approved details.  Thereafter no permanent development, whether or not permitted by the Town and Country Planning (General Permitted Development) Order 2015 (or any order amending, revoking and re-enacting that Order) shall be carried out on the land so shown or in such a position as to preclude vehicular access to reserved vehicle parking area.

           

Reason:  Development without provision of adequate accommodation for the parking or garaging of vehicles is likely to lead to hazardous on-street parking.

 

12. No development shall commence until a Construction Environmental Management Plan detailing how the woodland, habitats and hedgerows within and immediately surrounding the site will be protected during the construction phase. This shall also include details of appropriate fencing to restrict access into key ecological areas, information on any timing restrictions and measures to prevent damage to sensitive ecological habitats. The development shall be carried out in accordance with the approved Management Plan.

           

Reason: To safeguard protected species and protect the biodiversity of the local area.

 

(4)          Delete conditions 18 and 20 (both subsumed into revised condition 19). Consequential renumbering of Conditions 18 - 28

 

19. (now 18) No development shall take place until a detailed surface water drainage scheme, to manage surface water run-off from the development (for up to and including the climate change adjusted 100 year storm event) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be based on the approved Flood Risk Strategy dated 08.08.2018 and shall include:

 

-              the phasing for the implementation of the surface water drainage scheme.

-              details of the maintenance and management of the surface water drainage scheme (including those parties that will be responsible for its ongoing maintenance/management).

 

The scheme shall be constructed in full accordance with the approved details and shall be managed/maintained in accordance with the approved maintenance and management details for the lifetime of the development.

 

Reason: To ensure the development is served by satisfactory arrangements for the disposal of surface water and to ensure that the development does not exacerbate the risk of on/off site flooding.

 

21. (now 19) None of the dwellings hereby permitted shall be occupied until written confirmation (in the form of a Verification Report carried out by a suitably qualified professional) that the necessary phase(s)(excluding plot drainage) of the approved surface water drainage scheme to serve those dwellings have been completed in accordance with the approved details.

           

Reason: To ensure that flood risks from development to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development as constructed is compliant with the National Planning Policy Framework.

 

23. (now 21) No development shall take place within the site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation (including a timetable for such investigation) which has been submitted by the applicant and approved by the Local Planning Authority.

           

Reason:  To ensure that features of archaeological interest are properly examined and recorded and that due regard is had to the preservation in situ of important archaeological remains.

 

25. (now 23) Prior to the commencement of the development in any phase hereby approved, arrangements for the management of all construction works for that particular phase shall be submitted to and approved by the Local Planning Authority.  The management arrangements to be submitted shall include (but not necessarily be limited to) the following:

 

-        The days of the week and hours of the day when the construction works will be limited to and measured to ensure these are adhered to;

 

-        Procedures for managing all traffic movements associated with the construction works including (but not limited to) the delivery of building materials to the site (including the times of the day when those deliveries will be permitted to take place and how/where materials will be offloaded into the site) and for the management of all other construction related traffic and measures to ensure these are adhered to;

 

-        Procedures for managing noise and dust emissions from the construction works.

 

-        Procedures for notifying local residents as to the ongoing timetabling of works, the nature of the works and likely their duration, with particular reference to any such works which may give rise to noise, dust and general disturbance and any other regular liaison or information dissemination; and

 

-        The specific arrangements for the parking of contractor’s vehicles within or around the site during construction and any external storage of materials or plant throughout the construction phase.

 

The development shall be undertaken in full compliance with the approved details.

 

Reason in order that the development is managed in a way to minimise harm to the amenities of local residents.

 

(5)          Additional Conditions: Please note consequential renumbering

 

26.(now 24) At the time of the submission of Reserved Matters for each phase of the development pursuant to Condition 1, a scheme of hard and soft landscaping and boundary treatment shall be submitted to the Local Planning Authority for formal approval as part of that particular phase. The scheme of landscaping shall be in general conformity to the Green Infrastructure Masterplan ref. 7429-05 Rev B. The landscaping details shall include an implementation programme for all planting, seeding and turfing including any ecological enhancement measures. Any trees or shrubs removed, dying, being seriously damaged or diseased within 5 years of planting shall be replaced in the next planting season with trees or shrubs of similar size and species. The approved hard landscaping works shall be implemented prior to first occupation of those parts of the development to which they relate.

 

Reason: In the interests of visual and rural amenity and in accordance with policy CP24 of the Tonbridge and Malling Borough Core Strategy 2007, policy SQ1 of the Tonbridge and Malling Borough Managing Development and the Environment DPD 2010 and paragraphs 127 and 130 of the National Planning Policy Framework 2019.

 

27. (now 25) No development above the ground shall take place until details of an external lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved lighting scheme.

 

Reason: To protect the visual amenity of the locality and in accordance with policy CP24 of the Tonbridge and Malling Borough Core Strategy 2007, policy SQ1 of the Tonbridge and Malling Borough Managing Development and the Environment DPD 2010 and paragraphs 127 and 130 of the National Planning Policy Framework 2019.

 

28. (now 26) No dwellings shall be occupied until full details of the open space to be provided (amenity space, children’s play areas and natural green spaces within the development along with a timetable for provision and a scheme for future management of the spaces) have been submitted to and approved in writing by the Local Planning Authority. The details shall include any fencing and equipment to be installed. The approved scheme shall be fully implemented in accordance with the timescale approved and shall be maintained and retained at all times thereafter.

 

Reason: To ensure that the development is appropriately served by open space in accordance with the requirements of policy OS3 of the Tonbridge and Malling Borough Managing Development and the Environment DPD 2010.

 

(6)          Additional informatives:

 

3. The details required by Condition [19] should demonstrate that requirements for surface water drainage for all rainfall durations and intensities up to and including the climate change adjusted critical 100 year storm can be accommodated within each phase of the proposed development layout. Each phase of development should aim to control and discharge surface water as close as is reasonably practicable to its source.

 

4. The Report required by condition [21] should contain information and evidence (including photographs) of earthworks; details and locations of inlets, outlets and control structures; extent of planting; details of materials utilised in Construction including subsoil, topsoil, aggregate and membrane liners; full as built drawings; and topographical survey of 'as constructed' features.

 

 

[Speakers: John Balcombe – Chairman, Aylesford Parish Council, Councillor Dan Daly – Maidstone Borough Council and on behalf of Allington Residents and Chris Still - agent]