consultee comments for planning application dc/17/05549 · aw reference: 00024935 local planning...
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Consultee Comments for Planning Application DC/17/05549
Application Summary
Application Number: DC/17/05549
Address: Land North West Of Hill House Lane Needham Market IP6 8RH
Proposal: Outline Planning Permission (with Some Matters Reserved) - Erection of 64 No.
dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket Road
together with 2 No. dwellings accessed from Hill House Lane.
Case Officer: Gemma Walker
Consultee Details
Name: Mr Kevin Hunter
Address: Needham Market Community Centre, School Street, Needham Market Ipswich, Suffolk
IP6 8BB
Email: [email protected]
On Behalf Of: Needham Market Town Council
Comments
Needham Market Town Council supports approval of the application.
AW Reference: 00024935
Local Planning Authority: Mid Suffolk District
Site: Land north west of Hill House Lane, Needham Market
Proposal: Outline Planning Permission (with Some Matters Reserved) - Erection of 64 No.
dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket Road
together with 2 No. dwellings accessed from Hill House Lane.
Planning Application: DC/17/05549
Prepared by: Pre-Development Team
Date: 07 December 2017
If you would like to discuss any of the points in this document please
contact me on 0345 606 6087 or email [email protected]
Planning Applications – Suggested Informative
Statements and Conditions Report
ASSETS
Section 1 – Assets Affected
1.1 There are assets owned by Anglian Water or those subject to an adoption agreement within or close to the development boundary that may affect the layout of the site. Anglian Water would ask that the following text be
included within your Notice should permission be granted.
“Anglian Water has assets close to or crossing this site or there are assets subject to an adoption agreement. Therefore the site layout should take this into account and accommodate those assets within either prospectively
adoptable highways or public open space. If this is not practicable then the sewers will need to be diverted at the developers cost under Section 185 of
the Water Industry Act 1991. or, in the case of apparatus under an adoption agreement, liaise with the owners of the apparatus. It should be noted that the diversion works should normally be completed before
development can commence.”
WASTEWATER SERVICES
Section 2 – Wastewater Treatment
2.1 The foul drainage from this development is in the catchment of Needham
Market Water Recycling Centre that will have available capacity for these
flows.
Section 3 – Foul Sewerage Network
3.1 Development may lead to an unacceptable risk of flooding downstream. A
drainage strategy will need to be prepared in consultation with Anglian Water to determine mitigation measures.
We will request a condition requiring the drainage strategy covering the issue(s) to be agreed.
Section 4 – Surface Water Disposal
4.1 From the details submitted to support the planning application the
proposed method of surface water management does not relate to Anglian Water operated assets. As such, we are unable to provide comments on the
suitability of the surface water management. The Local Planning Authority should seek the advice of the Lead Local Flood Authority or the Internal Drainage Board. The Environment Agency should be consulted if the
drainage system directly or indirectly involves the discharge of water into a watercourse.
Should the proposed method of surface water management change to
include interaction with Anglian Water operated assets, we would wish to
be re-consulted to ensure that an effective surface water drainage strategy is prepared and implemented.
Section 5 – Trade Effluent
5.1 Not applicable
Section 6 – Suggested Planning Conditions
Anglian Water would therefore recommend the following planning condition
if the Local Planning Authority is mindful to grant planning approval.
Foul Sewerage Network (Section 3)
CONDITION No development shall commence until a foul water strategy has been submitted to and approved in writing by the Local Planning Authority. No
dwellings shall be occupied until the works have been carried out in accordance with the foul water strategy so approved unless otherwise
approved in writing by the Local Planning Authority.
REASON
To prevent environmental and amenity problems arising from flooding.
From: Nathan Pittam
Sent: 12 December 2017 10:51 To: Martin Brown
Cc: BMSDC Planning Area Team Blue Subject: DC/17/05549: EH - Air Quality
Dear Martin EP Reference : 222508 DC/17/05549: EH - Air Quality Land North West Of, Hill House Lane, Needham Market, IPSWICH, Suffolk, IP6 8EA. Outline PP (with Some Matters Reserved) - Erection of 64 No.dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket Many thanks for your request for comments in relation to air quality at the proposed development. I am satisfied that the development is of a scale which would mean that the existing good air quality will not be compromised and as such I have no objection to the proposed development from the perspective of air quality. Kind regards Nathan Nathan Pittam BSc. (Hons.) PhD Senior Environmental Management Officer Babergh and Mid Suffolk District Councils – Working Together Email: [email protected] Work: 07769 566988 websites: www.babergh.gov.uk www.midsuffolk.gov.uk
From: David Harrold
Sent: 21 November 2017 11:35 To: BMSDC Planning Mailbox
Cc: Martin Brown Subject: Plan ref DC/17/05549 Land North of Hill House Lane, Needham Market. EH -
Noise/Odour/Light/Smoke
Thank you for consulting me on the above application to erect 64 New Dwellings. I can confirm with respect to noise and other environmental health issues that I do not have any adverse comments and no objection to the development. I would, however, recommend that the site construction hours of operation are conditioned to those recommended by the council: Construction activity (including unloading and loading of vehicles) should only be carried out between 08:00 hours and 18:00 hours Monday to Friday; 08:00 hours and 13:00 hours Saturday and no working Sunday or Bank Holiday. Reason. To protect the amenity of existing residential premises in Hill House Lane and on Stowmarket Road. I trust this is of assistance. David Harrold Senior Environmental Health Officer
From: Nathan Pittam
Sent: 17 November 2017 13:41 To: Martin Brown
Cc: BMSDC Planning Area Team Blue Subject: DC/17/05549: EH - Land Contamination
Dear Martin EP Reference : 222507 DC/17/05549: EH - Land Contamination Land North West of, Hill House Lane, Needham Market, IPSWICH, Suffolk. Outline PP (with Some Matters Reserved) - Erection of 64 No.dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket Many thanks for your request for comments in relation to the above application. Having reviewed the application I can confirm that the Phase I report submitted is satisfactory and demonstrates that the risks posed by the site to future end users is low and as such I can confirm that I have no objection to the proposed development from the perspective of land contamination. I would only request that we are contacted in the event of unexpected ground conditions being encountered during construction and that the developer is made aware that the responsibility for the safe development of the site lies with them. Kind regards Nathan Nathan Pittam BSc. (Hons.) PhD Senior Environmental Management Officer Babergh and Mid Suffolk District Councils – Working Together Email: [email protected] Work: 07769 566988 websites: www.babergh.gov.uk www.midsuffolk.gov.uk
Please note that this form can be submitted electronically on the Councils website. Comments submitted on the website will not
be acknowledged but you can check whether they have been received by reviewing comments on the website under the
application reference number. Please note that the completed form will be posted on the Councils website and available to view
by the public.
Consultation Response Pro forma
1 Application Number
DC/17/05549
2 Date of Response
4/12/17
3 Responding Officer
Name: Hannah Bridges
Job Title: Waste Management Officer
Responding on behalf of... Waste Services
4 Recommendation (please delete those N/A) Note: This section must be completed before the response is sent. The recommendation should be based on the information submitted with the application.
No objection subject to condition.
5 Discussion Please outline the reasons/rationale behind how you have formed the recommendation. Please refer to any guidance, policy or material considerations that have informed your recommendation.
Please ensure that all 64 properties have a unique bin collection point marked on the maps that are as near to the public highway as possible. On the shared access private drives ensure that the surfaces are suitable for a 32 tonne refuse collection vehicle and the road can take the weight of the vehicle. I have attached the vehicle specification for your reference. Block paving may get damage on if driven on by a dustcart. The road widths for the shared access roads are suitable but the turning area at the bottom is not large enough for a dust cart to manoeuvre for properties 10,11,12,13-16, 17,18, 19, 20 and 23, we suggest that there is bin presentation placed half way down near to property 13 so that the dustcart can reverse half way down to retrieve the bins from a central point, to reverse all the way down the distance would be too great. Properties 1-7 the presentation point will need to be at the top of the shared surface road as the access is too tight for the dustcart to reverse in. Properties 32,33,34, 35, 36 and 37 will need to be brought up to the shared access drive for collection, the dustcart can reverse down this shared access drive with no issues. Properties 57-60 and 61-64 bins will need to presented at the curtilage of the road unless they are going to be having communal bins and a bin storage area needs to be installed, the bin storage area needs to be near the roadside.
on Amendments, Clarification or Additional Information Required (if holding objection)
Please note that this form can be submitted electronically on the Councils website. Comments submitted on the website will not
be acknowledged but you can check whether they have been received by reviewing comments on the website under the
application reference number. Please note that the completed form will be posted on the Councils website and available to view
by the public.
If concerns are raised, can they be overcome with changes? Please ensure any requests are proportionate
7 Recommended conditions
Inclusion of bin presentation points and that the points for the shared access drives are amended as the recommendation.
Please note that this form can be submitted electronically on the Councils website. Comments submitted on the website will not
be acknowledged but you can check whether they have been received by reviewing comments on the website under the
application reference number. Please note that the completed form will be posted on the Councils website and available to view
by the public.
Consultation Response Pro forma
1 Application Number
DC/17/05549 Hill House Lane, Needham Market
2 Date of Response
18.1.18
3 Responding Officer
Name: Paul Harrison
Job Title: Heritage and Design Officer
Responding on behalf of...
Heritage
4 Summary and Recommendation (please delete those N/A) Note: This section must be completed before the response is sent. The recommendation should be based on the information submitted with the application.
1. The Heritage Team considers that the proposal would cause
• no harm to a designated heritage asset because it would not have material impact on the setting of designated assets.
5 Discussion Please outline the reasons/rationale behind how you have formed the recommendation. Please refer to any guidance, policy or material considerations that have informed your recommendation.
The site lies to the north of the listed Hill House and its associated listed granary building, now converted to residential use. These stand at the top of rising ground with the house facing north-east down its approach drive from the Stowmarket road, with the granary flanking the drive in a formal arrangement. The two buildings previously stood in isolation overlooking rural surroundings but through the 1900s Needham Market has expanded with continuous residential development across Stowmarket Road, and on either side of Hill House Lane. Immediately to the north of the listed buildings are more recent buildings which foil wider views of them. The listed buildings now appear as part of the built settlement. The proposal would not therefore materially affect their setting or its contribution to their significance.
6 Amendments, Clarification or Additional Information Required (if holding objection) If concerns are raised, can they be overcome with changes? Please ensure any requests are proportionate
Please note that this form can be submitted electronically on the Councils website. Comments submitted on the website will not
be acknowledged but you can check whether they have been received by reviewing comments on the website under the
application reference number. Please note that the completed form will be posted on the Councils website and available to view
by the public.
7 Recommended conditions
Page 1
MID SUFFOLK DISTRICT COUNCIL
MEMORANDUM
TO: Martin Brown – Senior Planning Officer From: Ian Tippett – Housing Enabling Date: 29.11.2017 SUBJECT: - Application Reference: DC/17/05549/OUT Proposal: Outline planning permission for the erection of 64 dwellings and infrastructure on land north west of Hill House Lane, Needham Market – Together with 2 further dwellings accessed of Hill House Lane. Total 66 dwellings.
Key Points 1. Background Information
A development proposal for 64 dwellings accessed off Stowmarket Road, Needham Market, with a further 2 dwellings accessed off Hill House Road, Needham Market. The total number of dwellings is 66.
This is an open market development and should offer 23 affordable housing units which = 35% policy compliant position. The applicant is currently proposing to deliver 22 affordable homes on only 64 of the dwellings which is not a policy compliant position in terms of numbers of affordable homes. 23 affordable homes are required equating to 35% of 66 dwellings
2. Housing Need Information:
2.1 The Ipswich Housing Market Area, Strategic Housing Market Assessment (SMHA)
document, updated in 2017, confirms a continuing need for housing across all tenures and a growing need for affordable housing.
2.2 The 2017 SHMA indicates that in Mid Suffolk there is a need for 94 new affordable
homes per annum.
Page 2
2.3 Furthermore, by bedroom numbers the affordable housing mix should equate to:
Ref2 Estimated proportionate demand for
affordable new housing stock by bedroom number
Bed Nos % of total new affordable stock
1 46%
2 36%
3 16%
4+ 2%
2.4 This compares to the estimated proportionate demand for new housing stock by
bedroom size across all tenures.
Ref3Estimated proportionate demand for all tenure new housing stock by bedroom
number
Bed Nos % of total new stock
1 18%
2 29%
3 46%
4+ 6%
2.5 The Council’s 2014 Suffolk Housing Needs Survey shows that there is high demand for
smaller homes, across all tenures, both for younger people, who may be newly forming households, and also for older people who are already in the property-owning market and require different, appropriate housing, enabling them to downsize. Affordability issues are the key drivers for this increased demand for smaller homes.
2.6 The Council’s Choice Based Lettings system currently has circa. 890 applicants
registered for affordable housing in Mid Suffolk at May 2017. 2.8 The Council’s Choice Based Lettings system currently has circa. 75 applicants
registered for affordable housing, who are seeking accommodation in Needham Market as at November 2017.
2.9 This site is a S106 planning obligation site so the affordable housing provided will be to
meet district wide need hence the 890 applicants registered is the important number.
Page 3
3. Preferred Mix for Open Market homes. The proposed mix of homes on the site is acceptable as a mix of 1, 2, 3 and 4-bedroom homes are proposed, to include varying sized houses and bungalows. This will provide various property types and sizes suitable for a range of local households and will contribute towards meeting local housing need need.
The inclusion of bungalows is welcome as this will provide opportunities for older people to downsize and those requiring one level accommodation.
The 2014 Suffolk Housing Survey shows that, across Mid Suffolk district:
o 12% of all existing households contain someone looking for their own property
over the next 3 years (mainly single adults without children). The types of
properties they are interested in are flats / apartments, and smaller terraced or
semi-detached houses. Although this is not their first preference, many accept
that the private rented sector is their most realistic option.
o 25% of households think their current property will not be suitable for their needs
in 10 years’ time.
o 2 & 3 bed properties are most sought after by existing households wishing to
move.
o Suitable housing options for more elderly people are less available within the
current housing stock. 6% of all households have elderly relatives who may
need to move to Suffolk within the next 3 years.
4. Proposed mix for Affordable Housing 4.1 The Council’s housing register at November 2017 shows circa. 75 applicants registered
who wish to live in Needham Market.
4.2 23 of the proposed dwellings on the development should be for affordable housing. These have been offered in the form of: -
Rented – 17 dwellings: -
10 x 1 bed 2-person houses at 58 sqm
4 x 2-bedroom 4-person houses at 79 sqm
3 x 3 bed 5-person houses at 93 sqm Shared Ownership – 6 dwellings: -
4 x 2 bed 4-person houses at 79 sqm
2 x 3 bed 5-person house at 93 sqm. The above mix is requested and to be included in the S106 agreement. The space standards must be clarified on this application.
Page 4
5. Other requirements for affordable homes:
Properties must be built to current Homes and Communities Housing Technical Standards March 2015.
The council is granted 100% nomination rights to all the affordable units on first lets and a minimum of 75% on relets. A draft Nomination agreement should form one of the S106 agreement schedules.
Adequate parking provision is made for the affordable housing units.
Shared ownership initial shares should not exceed 70%.
The affordable housing should be delivered at the same time as open market dwellings – a trigger mechanism should be included in the S106 agreement.
Ian Tippett – Housing Enabling
Page 1
MID SUFFOLK DISTRICT COUNCIL
MEMORANDUM
TO: Martin Brown – Senior Planning Officer From: Ian Tippett – Housing Enabling Date: 29.11.2017 SUBJECT: - Application Reference: DC/17/05549/OUT Proposal: Outline planning permission for the erection of 64 dwellings and infrastructure on land north west of Hill House Lane, Needham Market – Together with 2 further dwellings accessed of Hill House Lane. Total 66 dwellings.
Key Points 1. Background Information
A development proposal for 64 dwellings accessed off Stowmarket Road, Needham Market, with a further 2 dwellings accessed off Hill House Road, Needham Market. The total number of dwellings is 66.
This is an open market development and should offer 23 affordable housing units which = 35% policy compliant position. The applicant is currently proposing to deliver 22 affordable homes on only 64 of the dwellings which is not a policy compliant position in terms of numbers of affordable homes. 23 affordable homes are required equating to 35% of 66 dwellings
2. Housing Need Information:
2.1 The Ipswich Housing Market Area, Strategic Housing Market Assessment (SMHA)
document, updated in 2017, confirms a continuing need for housing across all tenures and a growing need for affordable housing.
2.2 The 2017 SHMA indicates that in Mid Suffolk there is a need for 94 new affordable
homes per annum.
Page 2
2.3 Furthermore, by bedroom numbers the affordable housing mix should equate to:
Ref2 Estimated proportionate demand for
affordable new housing stock by bedroom number
Bed Nos % of total new affordable stock
1 46%
2 36%
3 16%
4+ 2%
2.4 This compares to the estimated proportionate demand for new housing stock by
bedroom size across all tenures.
Ref3Estimated proportionate demand for all tenure new housing stock by bedroom
number
Bed Nos % of total new stock
1 18%
2 29%
3 46%
4+ 6%
2.5 The Council’s 2014 Suffolk Housing Needs Survey shows that there is high demand for
smaller homes, across all tenures, both for younger people, who may be newly forming households, and also for older people who are already in the property-owning market and require different, appropriate housing, enabling them to downsize. Affordability issues are the key drivers for this increased demand for smaller homes.
2.6 The Council’s Choice Based Lettings system currently has circa. 890 applicants
registered for affordable housing in Mid Suffolk at May 2017. 2.8 The Council’s Choice Based Lettings system currently has circa. 75 applicants
registered for affordable housing, who are seeking accommodation in Needham Market as at November 2017.
2.9 This site is a S106 planning obligation site so the affordable housing provided will be to
meet district wide need hence the 890 applicants registered is the important number.
Page 3
3. Preferred Mix for Open Market homes. The proposed mix of homes on the site is acceptable as a mix of 1, 2, 3 and 4-bedroom homes are proposed, to include varying sized houses and bungalows. This will provide various property types and sizes suitable for a range of local households and will contribute towards meeting local housing need.
The inclusion of bungalows is welcome as this will provide opportunities for older people to downsize and those requiring one level accommodation.
The 2014 Suffolk Housing Survey shows that, across Mid Suffolk district:
o 12% of all existing households contain someone looking for their own property
over the next 3 years (mainly single adults without children). The types of
properties they are interested in are flats / apartments, and smaller terraced or
semi-detached houses. Although this is not their first preference, many accept
that the private rented sector is their most realistic option.
o 25% of households think their current property will not be suitable for their needs
in 10 years’ time.
o 2 & 3 bed properties are most sought after by existing households wishing to
move.
o Suitable housing options for more elderly people are less available within the
current housing stock. 6% of all households have elderly relatives who may
need to move to Suffolk within the next 3 years.
4. Proposed mix for Affordable Housing 4.1 The Council’s housing register at November 2017 shows circa. 75 applicants registered
who wish to live in Needham Market.
4.2 23 of the proposed dwellings on the development should be for affordable housing. These have been offered in the form of: -
Rented – 17 dwellings: -
6 x 1 bed 2-person houses at 58 sqm
8 x 2-bedroom 4-person houses at 79 sqm
3 x 3 bed 5-person houses at 93 sqm Shared Ownership – 6 dwellings: -
4 x 2 bed 4-person houses at 79 sqm
2 x 3 bed 5-person house at 93 sqm. The above mix is requested and to be included in the S106 agreement. The space standards must be clarified on this application.
Page 4
5. Other requirements for affordable homes:
Properties must be built to current Homes and Communities Housing Technical Standards March 2015.
The council is granted 100% nomination rights to all the affordable units on first lets and a minimum of 75% on relets. A draft Nomination agreement should form one of the S106 agreement schedules.
Adequate parking provision is made for the affordable housing units.
Shared ownership initial shares should not exceed 70%.
The affordable housing should be delivered at the same time as open market dwellings – a trigger mechanism should be included in the S106 agreement.
Ian Tippett – Housing Enabling
Place Services is a traded service of Essex County Council
Place Services Essex County Council County Hall, Chelmsford Essex, CM1 1QH
T: 0333 013 6840 www.placeservices.co.uk
@PlaceServices Planning Services Mid Suffolk District Council, 131 High Street, Needham Market, Suffolk IP6 8DL 05/12/2017 For the attention of: Martin Brown
Ref: DC/17/05549– Land North West of Hill House Lane, Needham Market Thank you for consulting us on the application for a proposed housing development to land North West of Hill House Lane, Needham Market. This letter summarises our response to the submitted proposals for the outline planning application for up to 66no. residential dwellings. The following comments are based on the layout, parameter plans and supporting information submitted as part of this application.
Layout
The general layout appears satisfactory with access from Stowmarket Road and Hill House Lane. Allowance has been made to possible future access to wider developments to the north of the application site. This is encouraging to discourage cul-de-sac developments. One area that is deemed unsuitable would be the siting of plots 32 and 33. It appears these plots have been allocated within infill land and designed as an afterthought. These plots are detached from the development and overlooked from all elevations. Further works are required to draw these plots into the wider scheme or for these to be removed. Density The overall density is deemed satisfactory but I have concerns of the localised over development of plots 1-17 [North East Block]. This is mostly concentrated around the offset distance between dwellings. The proposed layout plan shows an offset of 15-16m which has dramatic impact on rear privacy between dwellings. Typically it would be encouraged for a distance of 25m to be standard within a development of this size and layout [Suffolk Design Guide states a distance of 36m]. Should this be addressed it would have knock on affects to the wider layout along with the issues surrounding plots 32 and 33. Garden Allocation It is considered that garden allowances throughout the site are below standard. A number of plots currently show garden allocation of less than 50m2. Typically it would be encouraged for 1-2 bed units to cater for 50m2 or more and 3-4+ bed units to be 100m2 or more. Further review is required. Public Open Space It would be encouraged that an allowance for 4% of the overall site area is allocated to public open space [POS]. The Suffolk Design Guide states an allocation of 10% is required, it would be advised that the planning officer provides comment on expectations for this development site.
Place Services is a traded service of Essex County Council
Feature Buildings There is currently strong opportunity to provide enhanced architectural prominence in several of the units to create feature buildings on key views and axis of the site. It would be recommended that plots 8, 51, 52, 47, 48 and 43 are allocated this status. Footpaths It is encouraging that footpath access is promoted along the southern boundary. It is felt this feature requires further enhancement through the increase in security and surveillance. It is deemed plots 1 and 17 provide a narrow and enclosed footpath section. It is felt that the boundary to these plots can be shifted northward to provide a more open footpath. It would also be encouraged that the elevation design of plots 1, 17 and 18 are addressed to accommodate suitable surveillance onto the proposed footpath. Parking It’s clear off street parking has been the main steer as a strategy. There are a number of plots which show triple parking bays which is not encouraged and deemed unusable.
Summary
Further review is required around the density and layout of the north east block [plots 1-17].
Arrangement and layout of plots 32 and 33 is required.
Public open space allocation requires clarification.
Garden sizes require review and justification.
Suitable surveillance is required to the southern proposed footpath.
Triple parking bays are not encouraged and should be reviewed.
Should the above recommendations and issues be address it would be deemed that the application be acceptable from an Urban Design perspective. Hopefully you find these recommendations insightful and if you have any queries please contact me.
Yours sincerely, Chris King Urban Design Consultant Telephone: 03330321151 Mobile: 07584262935 Email: [email protected] Please note: This letter is advisory and should only be considered as the opinion formed by specialist staff in relation to this particular matter.
Place Services is a traded service of Essex County Council
Place Services Essex County Council County Hall, Chelmsford Essex, CM1 1QH
T: 0333 013 6840 www.placeservices.co.uk
@PlaceServices Planning Services Mid Suffolk District Council, 131 High Street, Needham Market, Suffolk IP6 8DL 05/12/2017 For the attention of: Martin Brown
Ref: DC/17/05549– Land North West of Hill House Lane, Needham Market Thank you for consulting us on the application for a proposed housing development to land North West of Hill House Lane, Needham Market. This letter summarises our response to the submitted proposals for the outline planning application for up to 66no. residential dwellings. The following comments are based on the layout, parameter plans and supporting information submitted as part of this application.
Layout
The general layout appears satisfactory with access from Stowmarket Road and Hill House Lane. Allowance has been made to possible future access to wider developments to the north of the application site. This is encouraging to discourage cul-de-sac developments. One area that is deemed unsuitable would be the siting of plots 32 and 33. It appears these plots have been allocated within infill land and designed as an afterthought. These plots are detached from the development and overlooked from all elevations. Further works are required to draw these plots into the wider scheme or for these to be removed. Density The overall density is deemed satisfactory but I have concerns of the localised over development of plots 1-17 [North East Block]. This is mostly concentrated around the offset distance between dwellings. The proposed layout plan shows an offset of 15-16m which has dramatic impact on rear privacy between dwellings. Typically it would be encouraged for a distance of 25m to be standard within a development of this size and layout [Suffolk Design Guide states a distance of 36m]. Should this be addressed it would have knock on affects to the wider layout along with the issues surrounding plots 32 and 33. Garden Allocation It is considered that garden allowances throughout the site are below standard. A number of plots currently show garden allocation of less than 50m2. Typically it would be encouraged for 1-2 bed units to cater for 50m2 or more and 3-4+ bed units to be 100m2 or more. Further review is required. Public Open Space It would be encouraged that an allowance for 4% of the overall site area is allocated to public open space [POS]. The Suffolk Design Guide states an allocation of 10% is required, it would be advised that the planning officer provides comment on expectations for this development site.
Place Services is a traded service of Essex County Council
Feature Buildings There is currently strong opportunity to provide enhanced architectural prominence in several of the units to create feature buildings on key views and axis of the site. It would be recommended that plots 8, 51, 52, 47, 48 and 43 are allocated this status. Footpaths It is encouraging that footpath access is promoted along the southern boundary. It is felt this feature requires further enhancement through the increase in security and surveillance. It is deemed plots 1 and 17 provide a narrow and enclosed footpath section. It is felt that the boundary to these plots can be shifted northward to provide a more open footpath. It would also be encouraged that the elevation design of plots 1, 17 and 18 are addressed to accommodate suitable surveillance onto the proposed footpath. Parking It’s clear off street parking has been the main steer as a strategy. There are a number of plots which show triple parking bays which is not encouraged and deemed unusable.
Summary
Further review is required around the density and layout of the north east block [plots 1-17].
Arrangement and layout of plots 32 and 33 is required.
Public open space allocation requires clarification.
Garden sizes require review and justification.
Suitable surveillance is required to the southern proposed footpath.
Triple parking bays are not encouraged and should be reviewed.
Should the above recommendations and issues be address it would be deemed that the application be acceptable from an Urban Design perspective. Hopefully you find these recommendations insightful and if you have any queries please contact me.
Yours sincerely, Chris King Urban Design Consultant Telephone: 03330321151 Mobile: 07584262935 Email: [email protected] Please note: This letter is advisory and should only be considered as the opinion formed by specialist staff in relation to this particular matter.
15 November 2017 Martin Brown Mid Suffolk District Council Council Offices 131 High Street Needham Market Ipswich IP6 8DL
By email only Dear Martin, Application: DC/17/05549 Location: Land North West Of Hill House Lane Needham Market IP6 8RH Proposal: Outline Planning Permission (with Some Matters Reserved) - Erection of 64 No. dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket Road together with 2 No. dwellings accessed from Hill House Lane. Holding objection due to lack of ecological information to determine the impacts of the development on protected and priority species A Preliminary Ecological Appraisal needs to be undertaken before determination of this application. This additional information is necessary to confirm the likely impacts of the proposed development to Protected and UK Priority species, together with any necessary mitigation measures having been secured. There are records of badger, bats and great crested newts within a 1km data search. There is therefore a likelihood that protected species are present and affected by the development. I look forward to working with the LPA and the applicant to provide the missing information to remove my holding objection. Please contact me with any further queries. Regards, Hamish Jackson BSc (Hons) Junior Ecological Consultant Place Services at Essex County Council [email protected] Place Services provide ecological advice on behalf of Babergh and Mid Suffolk District Councils Please note: This letter is advisory and should only be considered as the opinion formed by specialist staff in relation to this particular matter.
09 February 2018 Elizabeth Flood Mid Suffolk District Council Endeavour House 8 Russell Road Ipswich IP1 2BX
By email only Dear Elizabeth, Application: DC/17/05549 Location: Land North West Of Hill House Lane Needham Market IP6 8RH Proposal: Outline Planning Permission (with Some Matters Reserved) - Erection of 64 No. dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket Road together with 2 No. dwellings accessed from Hill House Lane. Thank you for consulting Place Services on the above application. No objection subject to conditions to secure ecological mitigation and enhancements The submitted Preliminary Ecological Assessment (Skilled Ecology Consultancy ltd, October 2017) includes sufficient ecological information to assess the impacts of development on designated sites, protected species and priority species/habitats. Recommendations: The precautionary mitigation and reasonable enhancement measures identified in the Preliminary Ecological Assessment (Skilled Ecology Consultancy ltd, October 2017) - should be secured and implemented in full. This is necessary to conserve and enhance protected and priority species. A Lighting Design Scheme has also been advised to be implemented prior to occupation. This will mitigate the potential impacts from lighting on foraging and commuting bats which potentially use the boundary features. Impacts will be minimised such that the proposal is acceptable subject to the above conditions based on BS42020:2013. In terms of biodiversity net gain, the enhancements proposed will contribute to this aim. Submission for approval and implementation of the details below should be a condition of any planning consent. CONDITIONS I. CONCURRENT WITH RESERVED MATTERS: COMPLIANCE WITH RECOMMENDATIONS OF
THE ECOLOGICAL REPORT
“All ecological mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Assessment (Skilled Ecology Consultancy ltd, October 2017) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.” Reason: To allow the LPA to discharge its duties under the UK Habitats Regulations 2017, the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species)
II. ACTION REQUIRED PRIOR TO OCCUPATION: LIGHTING DESIGN SCHEME “A lighting design scheme for biodiversity which includes a design summary, a design drawing and a spill light isolux drawing shall be submitted to and approved in writing by the local planning authority. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes used for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory. All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.”
Reason: To allow the LPA to discharge its duties under the UK Habitats Regulations 2017, the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species)
Please contact me with any further queries. Regards, Hamish Jackson BSc (Hons) Junior Ecological Consultant Place Services at Essex County Council [email protected] Place Services provide ecological advice on behalf of Babergh and Mid Suffolk District Councils Please note: This letter is advisory and should only be considered as the opinion formed by specialist staff in relation to this particular matter.
From:Ipswich, PlanningSent:Wed, 15 Nov 2017 14:54:29 +0000To:BMSDC Planning Area Team BlueSubject:RE: MSDC Planning Consultation Request - DC/17/05549Attachments:FINAL Development Management Consultation Checklist 160725 (002).docx
Thank you for your email.
We are returning this consultation without comment because we have checked the application and it is not clear why we have been consulted. Please find attached a consultation checklist which explains when to consult us.
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If you confirm why we have been appropriately consulted, our 21 day statutory consultation period will start. If not, we will take no further action.
We have adopted this approach because we are currently receiving large numbers of inappropriate consultations. These significantly reduce the time and staff resources we have to provide you with timely statutory consultation responses.
Kind Regards
Charlie ChristensenSustainable Places Planning Advisor – East Anglia Area (East)Environment Agency | Iceni House, Cobham Road, Ipswich, Suffolk, IP3 9JD
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-----Original Message-----From: [email protected] [mailto:[email protected]] Sent: 14 November 2017 10:42To: Ipswich, Planning <[email protected]>Subject: MSDC Planning Consultation Request - DC/17/05549
Please find attached planning consultation request letter relating to planning application - DC/17/05549 - Land North West Of Hill House Lane, Needham Market, IP6 8RH,
Kind Regards
Planning Support Team
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Highways England Planning Response (HEPR 16-01) January 2016
Developments Affecting Trunk Roads and Special Roads
Highways England Planning Response (HEPR 16-01)
Formal Recommendation to an Application for Planning Permission
From: Martin Fellows
Operations (East)
To: Mid Suffolk District Council
Council's Reference: DC/17/05549
Referring to the planning application referenced above, dated 16 November
2017, application for the erection of 64 no. dwellings with vehicular access from
Stowmarket Road together with 2 no. dwellings accessed from Hill House Lane,
notice is hereby given that Highways England’s formal recommendation is that
we:
a) offer no objection;
b) recommend that conditions should be attached to any planning
permission that may be granted (see Annex A – Highways England
recommended Planning Conditions);
c) recommend that planning permission not be granted for a specified
period (see Annex A – further assessment required);
d) recommend that the application be refused (see Annex A – Reasons
for recommending Refusal).
Highways Act Section 175B is / is not relevant to this application.1
1 Where relevant, further information will be provided within Annex A.
Highways England Planning Response (HEPR 16-01) January 2016
Signature: Date: 28 November 2017
Name: David Abbott Position: Spatial Planner
Highways England:
Woodlands, Manton Lane
Bedford MK41 7LW
From: Consultations (NE) [mailto:[email protected]]
Sent: 21 November 2017 08:49 To: BMSDC Planning Area Team Blue
Subject: Planning Consultation DC/17/05549 - NE Response
Application ref: DC/17/05549 Our ref: 231531 Natural England has no comments to make on this application. Natural England has not assessed this application for impacts on protected species. Natural England has published Standing Advice which you can use to assess impacts on protected species or you may wish to consult your own ecology services for advice. Natural England and the Forestry Commission have also published standing advice on ancient woodland and veteran trees which you can use to assess any impacts on ancient woodland. The lack of comment from Natural England does not imply that there are no impacts on the natural environment, but only that the application is not likely to result in significant impacts on statutory designated nature conservation sites or landscapes. It is for the local planning authority to determine whether or not this application is consistent with national and local policies on the natural environment. Other bodies and individuals may be able to provide information and advice on the environmental value of this site and the impacts of the proposal to assist the decision making process. We advise LPAs to obtain specialist ecological or other environmental advice when determining the environmental impacts of development. We recommend referring to our SSSI Impact Risk Zones (available on Magic and as a downloadable dataset) prior to consultation with Natural England. Further guidance on when to consult Natural England on planning and development proposals is available on gov.uk at https://www.gov.uk/guidance/local-planning-authorities-get-environmental-advice Yours faithfully Clare Foster Natural England Consultation Service Hornbeam House Crewe Business Park Electra Way, Crewe Cheshire, CW1 6GJ Tel: 020802 68362 Email: [email protected] www.gov.uk/natural-england
High quality care for all, now and for future generations
Your Ref: DC/17/05549
Our Ref: NHSE/MIDS/17/05549/KH
Planning Services Mid Suffolk District Council Council Offices 131 High Street Needham Market, IP6 8DL 01 December 2017
Dear Sirs,
Outline Planning Permission (with Some Matters Reserved) - Erection of 64 No. dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket
Road together with 2 No. dwellings accessed from Hill House Lane. Land North West Of Hill House Lane, Needham Market, IP6 8RH.
1. I refer to your consultation letter on the above planning application and advise that,
following a review of the applicants’ submission the following comments are with regard
to the Primary Healthcare provision on behalf of NHS England Midlands and East (East)
(NHSE), incorporating Ipswich and East Suffolk Clinical Commissioning Group (CCG).
Background
2. The proposal comprises a development of 66 residential dwellings, which is likely to have
an impact on the NHS funding programme for the delivery of primary healthcare provision
within this area and specifically within the health catchment of the development. NHS
England would therefore expect these impacts to be fully assessed and mitigated by way
of a developer contribution secured through the Community Infrastructure Levy (CIL).
Review of Planning Application
3. There is 1 GP practice within a 2km radius of the proposed development. This practice
does not have sufficient capacity for the additional growth resulting from this development
and known cumulative development growth in the area. Therefore a developer
contribution, via CIL processes, towards the capital funding to increase capacity within
the GP Catchment Area would be sought to mitigate the impact.
Midlands and East (East) Swift House
Hedgerows Business Park Colchester Road
Chelmsford Essex CM2 5PF
Email address: [email protected] Telephone Number – 0113 824 9111
High quality care for all, now and for future generations
Healthcare Impact Assessment
4. The intention of NHS England is to promote Primary Healthcare Hubs with co-ordinated
mixed professionals. This is encapsulated in the strategy document: The NHS Five Year
Forward View.
5. The primary healthcare service directly impacted by the proposed development and the
current capacity position is shown in Table 1.
Table 1: Summary of capacity position for healthcare services within a 2km radius of
the proposed development.
Premises Weighted
List Size ¹
NIA (m²)² Capacity³ Spare
Capacity
(NIA m²)⁴
Needham Market Country
Practice
12,438 432.10 6,301 -420.80
Total 12,438 432.10 6,301 -420.80
Notes:
1. The weighted list size of the Practice based on the Carr-Hill formula, this figure more accurately reflects
the need of a practice in terms of resource and space and may be slightly lower or higher than the
actual patient list.
2. Current Net Internal Area occupied by the Practice.
3. Based on 120m² per GP (with an optimal list size of 1750 patients) as set out in the NHSE approved
business case incorporating DH guidance within “Health Building Note 11-01: facilities for Primary and
Community Care Services”.
4. Based on existing weighted list size.
6. This development is not of a size and nature that would attract a specific Section 106
planning obligation. Therefore a proportion of the required funding for the provision of
increased capacity and range of services within the existing healthcare premises
servicing the residents of this development, by way of reconfiguration, refurbishment or
extension, would be sought from the CIL contributions collected by the District Council.
7. Although, due to the unknown quantities associated with CIL, it is difficult to identify an
exact allocation of funding, it is anticipated that any funds received as a result of this
development will be utilised to reconfigure or extend the above mentioned surgeries.
Should the level of growth in this area prove this to be unviable, options of relocation of
services would be considered and funds would contribute towards the cost of new
premises, thereby increasing the capacity and service provisions for the local
community.
Developer Contribution required to meet the Cost of Additional Capital Funding for
Health Service Provision Arising
8. In line with the Government’s presumption for the planning system to deliver sustainable
development and specific advice within the National Planning Policy Framework and the
CIL Regulations, which provide for development contributions to be secured to mitigate
a development’s impact, a financial contribution is sought.
9. Assuming the above is considered in conjunction with the current application process,
NHS England would not wish to raise an objection to the proposed development.
High quality care for all, now and for future generations
10. NHS England is satisfied that the basis of a request for CIL contributions is consistent
with the Regulation 123 list produced by Mid Suffolk District Council.
NHS England and the CCG look forward to working with the applicant and the Council to
satisfactorily address the issues raised in this consultation response and would appreciate
acknowledgement of the safe receipt of this letter.
Yours faithfully
Kerry Harding
Head of Estates
OFFICIAL
Should you require any further information or assistance I will be pleased to help.
Yours faithfully
Mrs A Kempen Water Officer
We are working towards making Suffolk the Greenest County. This paper is 100% recycled and made using a chlorine free process.
OFFICIAL
....
OFFICIAL
Suffolk Fire and Rescue Service recommends that proper consideration be given to the potential life safety, economic, environmental and social benefits derived from the provision of an automatic fire sprinkler system. (Please see sprinkler information enclosed with this letter).
Consultation should be made with the Water Authorities to determine flow rates in all cases.
Should you need any further advice or information on access and fire fighting facilities, you are advised to contact your local Building Control in the first instance. For further advice and information regarding water supplies, please contact the Water Officer at the above headquarters.
Yours faithfully
Mrs A Kempen Water Officer
Enc: PDL 1
Copy: Mr M Last, Last & Tricker Partnership, 3 Lower Brook Mews, Lower Brook Street, Ipswich IP4 1 RA Enc: Sprinkler information
We are working towards making Suffolk the Greenest County. This paper is 100% recycled and made using a chlorine free process.
OFFICIAL
Endeavour House, 8 Russell Road, Ipswich, Suffolk IP1 2BX www.suffolk.gov.uk
Dear Martin,
Needham Market: land north-west of Hill House Lane – developer contributions
I refer to the proposal: outline planning permission (with some matters reserved) – erection of 64 No. dwellings (including 22 No. affordable homes) with vehicular access from Stowmarket Road together with 2 No. dwellings accessed from Hill House Lane. This letter sets out the infrastructure requirements which arise, most of which will be covered by CIL apart from site specific mitigation. Whilst most infrastructure requirements will be covered under Mid Suffolk District Council’s Regulation 123 list of the CIL charging schedule it is nonetheless the Government’s intention that all development must be sustainable as set out in the National Planning Policy Framework (NPPF). On this basis, the County Council sets out below the infrastructure implications with costs, if planning permission is granted and implemented. A planning obligation or planning conditions will cover site specific matters. The National Planning Policy Framework (NPPF) paragraph 204 sets out the requirements of planning obligations, which are that they must be:
a) Necessary to make the development acceptable in planning terms; b) Directly related to the development; and, c) Fairly and reasonably related in scale and kind to the development.
The County and District Councils have a shared approach to calculating infrastructure needs, in the adopted Section 106 Developers Guide to Infrastructure Contributions in Suffolk.
Your ref: DC/17/05549 Our ref: Needham Market – land north-west of Hill House Lane 00052746 Date: 14 November 2017 Enquiries to: Neil McManus Tel: 07973 640625 Email: [email protected]
Mr Martin Brown, Growth & Sustainable Planning, Mid Suffolk District Council, Endeavour House, 8 Russell Road, Ipswich, Suffolk, IP1 2BX
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Mid Suffolk District Council adopted their Core Strategy in September 2008 and Focused Review in December 2012. The Core Strategy includes the following objectives and policies relevant to providing infrastructure:
• Objective 6 seeks to ensure provision of adequate infrastructure to support new development; this is implemented through Policy CS6: Services and Infrastructure.
• Policy FC1 and FC1.1 apply the presumption in favour of sustainable development in Mid Suffolk.
Community Infrastructure Levy Mid Suffolk District Council adopted a CIL Charging Schedule on 21st January 2016 and charges CIL on planning permissions granted after 11th April 2016. Regulation 123 requires mid Suffolk to publish a list of infrastructure projects or types of infrastructure that it intends will be, or may be, wholly or partly funded by CIL. The current Mid Suffolk 123 List, dated January 2016, includes the following as being capable of being funded by CIL rather than through planning obligations:
• Provision of passenger transport
• Provision of library facilities
• Provision of additional pre-school places at existing establishments
• Provision of primary school places at existing schools
• Provision of secondary, sixth form and further education places
• Provision of waste infrastructure As of 6th April 2015, the 123 Regulations restrict the use of pooled contributions towards items that may be funded through the levy. The requirements being sought here would be requested through CIL, and therefore would meet the new legal test. It is anticipated that the District Council is responsible for monitoring infrastructure contributions being sought. The details of the impact on local infrastructure serving the development is set out below and will form the basis of a future CIL bid for funding:
1. Education. Refer to the NPPF paragraph 72 which states ‘The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education’.
The NPPF at paragraph 38 states ‘For larger scale residential developments in particular, planning policies should promote a mix of uses in order to provide opportunities to undertake day-to-day activities including work on site. Where practical, particularly within large-scale developments, key facilities such as primary schools and local shops should be located within walking distance of most properties.’ SCC anticipates the following minimum pupil yields from a development of 64 dwellings, namely:
a. Primary school age range, 5-11: 16 pupils. Cost per place is £12,181 (2017/18 costs).
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b. Secondary school age range, 11-16: 12 pupils. Cost per place is £18,355 (2017/18 costs).
c. Secondary school age range, 16+: 3 pupils. Costs per place is £19,907 (2017/18 costs).
The local catchment schools are Bosmere County Primary School and Stowmarket High School. The agreed strategy at primary school level is to expand the existing primary school. Based on existing forecasts, SCC will have no surplus places available at the primary school. This will result in a future CIL funding bid of at least £194,896 (2017/18 costs). At the secondary school level SCC will have no surplus places available, for which a future CIL funding bid of at least £279,981 (2017/18 costs) will be made.
2. Pre-school provision. Refer to the NPPF ‘Section 8 Promoting healthy communities’. It is the responsibility of SCC to ensure that there is sufficient local provision under the Childcare Act 2006. Section 7 of the Childcare Act sets out a duty to secure free early years provision for pre-school children of a prescribed age. The current requirement is to ensure 15 hours per week of free provision over 38 weeks of the year for all 3 and 4-year-olds. The Education Bill 2011 amended Section 7, introducing the statutory requirement for 15 hours’ free early years’ education for all disadvantaged 2-year olds. From these development proposals SCC would anticipate up to a maximum of 7 pre-school children at a cost per place of £8,333. However, there are currently 57 places available in this ward. Therefore, early years has sufficient places to meet any children arising from the scheme. From September 2017, working families may get an additional 15 hours’ free childcare entitlement per week on top of the current 15 hours, giving a total of 30 hours a week for 38 weeks of the year.
3. Play space provision. Consideration will need to be given to adequate play space provision. A key document is the ‘Quality in Play’ document fifth edition published in 2016 by Play England.
4. Transport issues. Refer to the NPPF ‘Section 4 Promoting sustainable transport’.
A comprehensive assessment of highways and transport issues will be required as part of the planning application. This will include travel plan, pedestrian & cycle provision, public transport, rights of way, air quality and highway provision (both on-site and off-site). Requirements will be dealt with via planning conditions and Section 106 as appropriate, and infrastructure delivered to adoptable standards via Section 38 and Section 278. Suffolk County Council FAO Sam Harvey will coordinate this. A planning obligation or planning conditions will cover site specific matters. Suffolk County Council, in its role as local Highway Authority, has worked with the local planning authorities to develop county-wide technical guidance on parking
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which replaces the preceding Suffolk Advisory Parking Standards (2002) in light of new national policy and local research. It has been subject to public consultation and was adopted by Suffolk County Council in November 2014.
5. Libraries. The libraries and archive infrastructure provision topic paper set out the detailed approach to how contributions are calculated. A CIL contribution of £216 per dwelling is sought i.e. £13,824, which will be spent on enhancing provision at the nearest library. A minimum standard of 30 square metres of new library space per 1,000 populations is required. Construction and initial fit out cost of £3,000 per square metre for libraries (based on RICS Building Cost Information Service data but excluding land costs). This gives a cost of (30 x £3,000) = £90,000 per 1,000 people or £90 per person for library space. Assumes average of 2.4 persons per dwelling. Refer to the NPPF ‘Section 8 Promoting healthy communities’.
6. Waste. All local planning authorities should have regard to both the Waste Management Plan for England and the National Planning Policy for Waste when discharging their responsibilities to the extent that they are appropriate to waste management. The Waste Management Plan for England sets out the Government’s ambition to work towards a more sustainable and efficient approach to resource use and management.
Paragraph 8 of the National Planning Policy for Waste states that when determining planning applications for non-waste development, local planning authorities should, to the extent appropriate to their responsibilities, ensure that:
- New, non-waste development makes sufficient provision for waste management and promotes good design to secure the integration of waste management facilities with the rest of the development and, in less developed areas, with the local landscape. This includes providing adequate storage facilities at residential premises, for example by ensuring that there is sufficient and discrete provision for bins, to facilitate a high quality, comprehensive and frequent household collection service.
SCC requests that waste bins and garden composting bins should be provided before occupation of each dwelling and this will be secured by way of a planning condition. SCC would also encourage the installation of water butts connected to gutter down-pipes to harvest rainwater for use by occupants in their gardens.
7. Supported Housing. In line with Sections 6 and 8 of the NPPF, homes should be designed to meet the health needs of a changing demographic. Following the replacement of the Lifetime Homes standard, designing homes to the new ‘Category M4(2)’ standard offers a useful way of fulfilling this objective, with a proportion of dwellings being built to ‘Category M4(3)’ standard. In addition, we would expect a proportion of the housing and/or land use to be allocated for housing with care for older people e.g. Care Home and/or specialised housing needs, based on further discussion with the local planning authority’s housing team to identify local housing needs.
8. Sustainable Drainage Systems. Section 10 of the NPPF seeks to meet the challenges of climate change, flooding and coastal change. National Planning Practice Guidance notes that new development should only be considered
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appropriate in areas at risk of flooding if priority has been given to the use of sustainable drainage systems. On 18 December 2014 the Secretary of State for Communities and Local Government (Mr Eric Pickles) made a Ministerial Written Statement (MWS) setting out the Government’s policy on sustainable drainage systems. In accordance with the MWS, when considering a major development (of 10 dwellings or more), sustainable drainage systems should be provided unless demonstrated to be inappropriate. The MWS also provides that, in considering planning applications:
“Local planning authorities should consult the relevant lead local flood authority on the management of surface water; satisfy themselves that the proposed minimum standards of operation are appropriate and ensure through the use of planning conditions or planning obligations that there are clear arrangements in place for ongoing maintenance over the lifetime of the development. The sustainable drainage system should be designed to ensure that the maintenance and operation requirements are economically proportionate.”
The changes set out in the MWS took effect from 06 April 2015. A consultation response will be coordinated by Suffolk County Council FAO Jason Skilton.
9. Fire Service. Any fire hydrant issues will need to be covered by appropriate planning conditions. SCC would strongly recommend the installation of automatic fire sprinklers. The Suffolk Fire and Rescue Service requests that early consideration is given during the design stage of the development for both access for fire vehicles and the provisions of water for fire-fighting which will allow SCC to make final consultations at the planning stage.
10. Superfast broadband. Refer to the NPPF paragraphs 42 – 43. SCC would
recommend that all development is equipped with high speed broadband (fibre optic). This facilitates home working which has associated benefits for the transport network and also contributes to social inclusion; it also impacts educational attainment and social wellbeing, as well as improving property prices and saleability. As a minimum, access line speeds should be greater than 30Mbps, using a fibre based broadband solution, rather than exchange based ADSL, ADSL2+ or exchange only connections. The strong recommendation from SCC is that a full fibre provision should be made, bringing fibre cables to each premise within the development (FTTP/FTTH). This will provide a network infrastructure which is fit for the future and will enable faster broadband.
11. Legal costs. SCC will require an undertaking from the applicant for the
reimbursement of its reasonable legal costs associated with work on a S106A for site specific mitigation, whether or not the matter proceeds to completion.
12. The above information is time-limited for 6 months only from the date of this letter.
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The above will form the basis of a future bid to Mid Suffolk District Council for CIL funds if planning permission is granted and implemented.
I will be grateful if the information in this letter is presented to the decision-taker.
Yours sincerely,
Neil McManus BSc (Hons) MRICS Development Contributions Manager Strategic Development – Resource Management
cc Carol Barber, Suffolk County Council Sam Harvey, Suffolk County Council Floods Planning, Suffolk County Council
From:RM Floods PlanningSent:Wed, 15 Nov 2017 10:49:55 +0000To:BMSDC Planning Area Team BlueCc:Martin Brown;Giles BloomfieldSubject:2017-11-15 JS Reply Land North West Of Hill House Lane, Needham Market, IP6 8RH Ref DC/17/05549
Dear Martin Brown,
Subject: Land North West Of Hill House Lane, Needham Market, IP6 8RH Ref DC/17/05549
Suffolk County Council, Flood and Water Management have reviewed application ref DC/17/05549.
The following submitted documents have been reviewed and we recommend a holding objection at this time:
1. Outline Drainage Strategy Ref IE17/074/200 Rev P12. Drainage Statement IE7/074/DS Rev 13. Site Location Plan Ref5094 Dwg 14. JPC Phase 1 Contaminated Land Assessment Ref IE17/074/ Rev 15. Topographical Survey
The reason why we are recommending a holding objection is because whilst the applicant has provided two potential methods for the disposal of surface water from the site (infiltration and a controlled discharge to a watercourse), there is insufficent evidence in the supplied drainage statement that these two methods are viable. The applicant should also be aware that the site is on the boundary of a internal drainage board district, therefore the applicant and the LPA should consult the East Suffolk IDB on this application and proposes to discharge surface water into the River Gipping 186 catchement.
The applicant should determine if inifiltration is possible on the site first (BREDigest 365 infiltration tests) and should then look to submit a revised drainage strategy utilising this option.
It should also be noted that the outline hydraulic cultaions state that the site size is 2.260 ha, whereby the in the text of the drainage statement it states 2.170ha. This effects the proposed rate of discharge and site storage volumes.
The points below detail the action required in order to overcome our current objection:-
1. Submit infiltration test results to BRE Digest 365a. Then, if rates are better than 5-10mm/hr look to redesign the layout for infiltration
features e.g. soakaway in each plot and highways drain to soakaway feature2. Submit evidence of the existance of a watercourse to which the attenuation basins drain3. Submit evidence that they applicant have had discussion with East Suffolk Internal Drainage
Board as the site drains in the River Gipping 186 catchment4. Resubmit the drainage statement with the correct site size amendind in the hydrualic
calculations or the site description
Note the access to the site is shown to be a culvert, this access will need Land Drainage Act consent from Suffolk County Council, Flood and Water Management.
Those highlighted have not been received and should be submitted in support of the application.
Pre-app
Outline Full Reserved Matters
Discharge of Conditions Document Submitted
Flood Risk Assessment/Statement (Checklist)
Drainage Strategy/Statement & sketch layout plan (checklist)
Preliminary layout drawings
Preliminary “Outline” hydraulic calculations
Preliminary landscape proposals
Ground investigation report (for infiltration)
Evidence of 3rd party agreement to
discharge to their system (in principle/consent to discharge)
Maintenance program and ongoing maintenance responsibilities
Detailed development layout
Detailed flood & drainage design drawings
Full structural, hydraulic & ground investigations
Geotechnical factual and interpretive reports, including infiltration test results (BRE365)
Detailed landscape details
Discharge agreements (temporary & permanent)
Development management & construction phasing plan
Kind Regards
Jason Skilton
Flood & Water Engineer
Suffolk County Council
Tel: 01473 260411
Fax: 01473 216864
-----Original Message-----From: [email protected] [mailto:[email protected]] Sent: 14 November 2017 10:43To: RM Floods Planning <[email protected]>Subject: MSDC Planning Consultation Request - DC/17/05549
Please find attached planning consultation request letter relating to planning application - DC/17/05549 - Land North West Of Hill House Lane, Needham Market, IP6 8RH,
From:RM Floods PlanningSent:Mon, 29 Jan 2018 10:41:29 +0000To:BMSDC Planning Area Team BlueCc:Elizabeth FloodSubject:2018-01-29 JS Reply Land North West Of Hill House Lane, Needham Market, IP6 8RH, Ref DC/17/05549
Dear Elizabeth Flood,
Subject: Land North West Of Hill House Lane, Needham Market, IP6 8RH, Ref DC/17/05549
Suffolk County Council, Flood and Water Management have reviewed application ref DC/17/05549.
We have reviewed the following submitted documents and we recommend approval of this application subject to conditions:
Outline Drainage Strategy Ref IE17/074/200 Rev P1 2. Drainage Statement IE17/074/DS Rev2 Site Location Plan Ref5094 Dwg 1 4. JPC Phase 1 Contaminated Land Assessment Ref IE17/074/ Rev 1 5. Topographical Survey Infiltration Test Results Ref IE17/074 Letter to Jason Skilton SCC Flood and Water Engineer Ref IE17/074/HP dated 23rd January 2018
We propose the following condition in relation to surface water drainage for this application.
1. Concurrent with the first reserved matters application(s) a surface water drainage scheme shallbe submitted to, and approved in writing by, the local planning authority. The scheme shall be inaccordance with the approved FRA and include:
a. Dimensioned plans and drawings of the surface water drainage scheme;b. Further infiltration testing on the site in accordance with BRE 365 and the use of infiltration as the
means of drainage if the infiltration rates and groundwater levels show it to be possible;c. If the use of infiltration is not possible then modelling shall be submitted to demonstrate that the
surface water runoff will be restricted to Qbar or 2l/s/ha for all events up to the critical 1 in 100 yearrainfall events including climate change as specified in the FRA;
d. Modelling of the surface water drainage scheme to show that the attenuation/infiltration features willcontain the 1 in 100 year rainfall event including climate change;
e. Modelling of the surface water conveyance network in the 1 in 30 year rainfall event to show no aboveground flooding, and modelling of the volumes of any above ground flooding from the pipe network in a1 in 100 year climate change rainfall event, along with topographic plans showing where the water willflow and be stored to ensure no flooding of buildings or offsite flows;
f. Topographical plans depicting all exceedance flowpaths and demonstration that the flows would notflood buildings or flow offsite, and if they are to be directed to the surface water drainage system thenthe potential additional rates and volumes of surface water must be included within the modelling ofthe surface water system;
The scheme shall be fully implemented as approved.
Reason: To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site for the lifetime of the development.
2. Concurrent with the first reserved matters application(s) details of the implementation, maintenanceand management of the surface water drainage scheme shall be submitted to and approved in writingby the local planning authority. The strategy shall be implemented and thereafter managed andmaintained in accordance with the approved details.
Reason: To ensure clear arrangements are in place for ongoing operation and maintenance of the disposal of surface water drainage.
3. The development hereby permitted shall not be occupied until details of all Sustainable Urban DrainageSystem components and piped networks have been submitted, in an approved form, to and approved inwriting by the Local Planning Authority for inclusion on the Lead Local Flood Authority’s Flood Risk AssetRegister.
Reason: To ensure all flood risk assets and their owners are recorded onto the LLFA’s statutory flood risk asset register as per s21 of the Flood and Water Management Act.
4. No development shall commence until details of a Construction Surface Water Management Plan(CSWMP) detailing how surface water and storm water will be managed on the site duringconstruction (including demolition and site clearance operations) is submitted to and agreed inwriting by the local planning authority. The CSWMP shall be implemented and thereaftermanaged and maintained in accordance with the approved plan for the duration of construction.The approved CSWMP and shall include:
a. Method statements, scaled and dimensioned plans and drawings detailing surface water managementproposals to include :-
i. Temporary drainage systems
ii. Measures for managing pollution / water quality and protecting controlledwaters and watercourses
iii. Measures for managing any on or offsite flood risk associated withconstruction
Reason: To ensure the development does not cause increased flood risk, or pollution of watercourses in line with the River Basin Management Plan
Informatives
Any works to a watercourse may require consent under section 23 of the Land Drainage Act 1991 Any discharge to a watercourse or groundwater needs to comply with the Water Environment (Water
Framework Directive) (England and Wales) Regulations 2003 Any discharge of surface water to a watercourse that drains into an Internal Drainage Board catchment
may be is subject to payment of a surface water developer contribution
4. Resubmit the drainage statement with the correct site size amending in the hydraulic
calculations or the site description
Kind Regards
Jason Skilton
Flood & Water Engineer, Flood & Water Management
Growth, Highways and Infrastructure
Suffolk County Council
Endeavour House, 8 Russell Rd, Ipswich, Suffolk IP1 2BX
Telephone: 01473 260411
Email: [email protected]
Website: www.suffolk.gov.uk
-----Original Message-----From: [email protected] [mailto:[email protected]] Sent: 25 January 2018 10:26To: RM Floods Planning <[email protected]>Subject: MSDC Planning Re-consultation Request - DC/17/05549
Please find attached planning re-consultation request letter relating to planning application - DC/17/05549 - Land North West Of Hill House Lane, Needham Market, IP6 8RH,
Kind Regards
Planning Support Team
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Endeavour House, 8 Russell Road, Ipswich, Suffolk IP1 2BX www.suffolk.gov.uk
Dear Martin
TOWN AND COUNTRY PLANNING ACT 1990 - CONSULTATION RETURN DC/17/05549
PROPOSAL: Outline Planning Permission (with Some Matters Reserved) - Erection of 64
No. dwellings (including 22 No. affordable homes) with vehicular access from
Stowmarket Road together with 2 No. dwellings accessed from Hill House
Lane.
LOCATION: Land North West of, Hill House Lane, Needham Market, Ipswich,
Suffolk, IP6 8RH
ROAD CLASS:
Notice is hereby given that the County Council as Highway Authority recommends that any permission which that Planning Authority may give should include the conditions shown below:
1 V 1 Condition: Before the access is first used visibility splays shall be provided as shown on Drawing No. 5094/3/F with an X dimension of 2.4m and a Y dimension of 90m and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays. Reason: To ensure vehicles exiting the drive would have sufficient visibility to enter the public highway safely and vehicles on the public highway would have sufficient warning of a vehicle emerging in order to take avoiding action.
2 AL 2 Condition: No part of the development shall be commenced until details of the proposed access (including the position of any gates to be erected and visibility splays provided) have been submitted to and approved in writing by the Local Planning Authority. The approved access shall be laid out and constructed in its entirety prior to the occupation of the property. Thereafter the access shall be retained in its approved form. Reason: To ensure that the access is designed and constructed to an appropriate specification and made available for use at an appropriate time in the interests of highway safety.
Your Ref: DC/17/05549 Our Ref: 570\CON\4315\17 Date: 4th December 2017
The Planning Officer Mid Suffolk District Council Council Offices 131 High Street Ipswich Suffolk IP6 8DL
For the Attention of: Martin Brown
All planning enquiries should be sent to the Local Planning Authority. Email: [email protected]
Endeavour House, 8 Russell Road, Ipswich, Suffolk IP1 2BX www.suffolk.gov.uk
3 D 2 Condition: Before the development is commenced details shall be submitted to and approved in writing by the Local Planning Authority showing the means to prevent the discharge of surface water from the development onto the highway. The approved scheme shall be carried out in its entirety before the access is first used and shall be retained thereafter in its approved form. Reason: To prevent hazards caused by flowing water or ice on the highway.
4 ER 1 Condition: Before the development is commenced, details of the estate roads and footpaths, (including layout, levels, gradients, surfacing and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that roads/footways are constructed to an acceptable standard.
5 ER 2 Condition: No dwelling shall be occupied until the carriageways and footways serving that dwelling have been constructed to at least Binder course level or better in accordance with the approved details except with the written agreement of the Local Planning Authority. Reason: To ensure that satisfactory access is provided for the safety of residents and the public.
6 P 2 Condition: Before the development is commenced details of the areas to be provided for the [LOADING, UNLOADING,] manoeuvring and parking of vehicles including electric vehicle charging points, powered two vehicle provision, secure covered cycle storage shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose. Reason: To ensure the provision and long term maintenance of adequate on-site space for the parking and manoeuvring of vehicles, where on-street parking and manoeuvring would be detrimental to highway safety.
7 B2 Condition: Before the development is commenced details of the areas to be provided for storage of Refuse/Recycling bins shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter for no other purpose. Reason: To ensure that refuse recycling bins are not stored on the highway causing obstruction and dangers for other users.
8 HGV Condition: Before the development hereby permitted is commenced a Construction Management Plan shall have been submitted to and approved in writing by the Local Planning Authority. Construction of the development shall not be carried out other than in accordance with the approved plan. The Construction Management Plan shall include the following matters:
a) parking and turning for vehicles of site personnel, operatives and visitorsb) loading and unloading of plant and materialsc) piling techniquesd) storage of plant and materialse) programme of works (including measures for traffic management and operating hours)f) provision of boundary hoarding and lightingg) details of proposed means of dust suppressionh) details of measures to prevent mud from vehicles leaving the site during constructionI) haul routes for construction traffic on the highway network andj) monitoring and review mechanisms.K) Details of deliveries times to the site during construction phase
9 NOTE 07 The Local Planning Authority recommends that developers of housing estates should enter into formal agreement with the Highway Authority under Section 38 of the Highways Act 1980 relating to the construction and subsequent adoption of Estate Roads.
Endeavour House, 8 Russell Road, Ipswich, Suffolk IP1 2BX www.suffolk.gov.uk
10 NOTE 15 The works within the public highway will be required to be designed and constructed in accordance with the County Council's specification. The applicant will also be required to enter into a legal agreement under the provisions of Section 278 of the Highways Act 1980 relating to the construction and subsequent adoption of the highway improvements. Amongst other things the Agreement will cover the specification of the highway works, safety audit procedures, construction and supervision and inspection of the works, bonding arrangements, indemnity of the County Council regarding noise insulation and land compensation claims, commuted sums, and changes to the existing street lighting and signing.
S106 Contributions
Public Transport To improve access for pedestrians to access the bus stops on Stowmark Road:
• A footway link is to be constructed from the development site to the bus stop on the west ofStowmarket Road
• Improve bus stop layout and extend the bus layby to 53m therefore allowing buses can get inproperly and pull up at the raised area without hanging the rear end into traffic.
• Construct a pedestrian crossing point between Gipsy Lane and the bus stops
• Construct dropped crossing points on Hill House Lane.
The estimated build cost for the improvements is £100,000.
Yours sincerely,
Sam Harvey Senior Development Management Engineer Strategic Development