OFFICER: REFERENCE: HW/FUL/18/00359...HW/PL/15/00142 – Application for the removal of Condition 39...

REPORT TO DEVELOPMENT MANAGEMENT COMMITTEE 16 January 2019

OFFICER: Ganesh Gnanamoorthy REFERENCE:

HW/FUL/18/00359

APPLICANT:

Barratt North Thames, Taylor Wimpey East London & Persimmon Homes

LOCATION:

Gilden Park, Gilden Way, Harlow

PROPOSAL:

Residential Development Comprising the Erection of 592 Dwellings with Associated Access Roads, Play Areas, Open Space, Landscaping and Drainage Infrastructure as Part of the Wider Development of Land North of Gilden Way, Replacing Approved Development of 449 Dwellings

LOCATION PLAN:

REASON BROUGHT TO COMMITTEE: More than two objections have been

received which are contrary to the Officer recommendation.

APPLICATION SITE & SURROUNDINGS: The application site has an area of just over 14.5 hectares, and currently comprises agricultural land. The site is located to the east of Old Harlow and to the north of Churchgate Street. The Adopted Replacement Harlow Local Plan (ARHLP) Proposals Map shows that the majority of the site is a Special Restraint Area and part of the site is within the Green Belt. A Scheduled Ancient Monument (Harlowbury Roman Villa) is located within the Green Belt. Harlowbury Conservation Area is to the west of the site and the Gibberd Garden lies close to the north. The site forms part of a wider development site which benefits from planning permission. Outline planning permission was granted for a mixed use development including up to 1100 homes. Subsequent reserved matters applications granted permission for a total of 911 dwellings. Legal agreements are attached to these permissions to secure planning obligations including, but not limited to, affordable housing, open space, sports pitches, a school site, community facility, education and library contributions. The approved development contains a green space which would run the width of the developable area from east to west. This space is known as the ‘Linear Park’. The application site for this proposal is located mainly to the north of the Linear Park. The time to submit applications for reserved matters pursuant to the outline planning permission has expired, so it is not possible for the applicant to submit any revised reserved matters applications to increase the density of the north site. The only option open to the applicant is to submit a fresh application for full planning permission to increase the density on the north site. The approved 911 dwellings pursuant to the original outline consent (and reserved matters) are what can be built out under that existing permission and development has commenced on the section of land to the south of the Linear Park, which comprises 462 of the 911 approved homes.

PROPOSED DEVELOPMENT: The current application relates to the area of land that has consents for 449 dwellings according to the approved plans. The current application seeks to increase the number of units on this land to 592. This represents an increase of 143 dwellings from the 911 approved over the whole site, providing a site-wide total of 1054 homes, which is still within the 1100 home upper threshold established by the original outline permission. The proposal sees an increase in density directly to the north of the Linear Park, with more flatted development particularly evident. Consequently changes to parking, landscaping and highway have been made. No changes to the other elements of the approved scheme (e.g. school site, community building, hatch, et cetera) are proposed.

RELEVANT PLANNING HISTORY:

HW/PL/11/00055 - Erection of 1,200 Dwellings, New Primary School, Community Buildings and Retail/Business/Live Work Units together with Associated Uses Comprising Allotments and Public Open Space, Plus Associated Infrastructure and Engineering Works, with Vehicular Access from Gilden Way. APPEAL ALLOWED 15.11.2012 HW/PL/13/00185 - Discharge of Condition in Relation to Planning Ref. HW/PL/11/00005 -

Condition 4 (Design Codes; Historic Harlow Character Assessment) and Condition 5 (Phasing Plan). SPLIT DECISION 01.07.2013 HW/PL/13/00455 - Application for Approval of Details Reserved by Condition 4 (Design Codes, Historic Character Assessment) of Planning Permission HW/PL/11/00055 for the Erection of 1,200 Dwellings, New Primary School, Community Buildings and Retail/Business/Live Work Units together with Associated Uses Comprising Allotments and Public Open Space, Plus Associated Infrastructure and Engineering Works, with Vehicular Access from Gilden Way. APPROVED 01.07.2013 HW/PL/14/00366 - Application for Approval of Details Reserved by Condition 6 (Written Scheme of Investigation) of Planning Permission of HW/PL/11/00055 Erection of 1,200 Dwellings, New Primary School, Community Buildings and Retail/Business/Live Work Units together with Associated Uses Comprising Allotments and Public Open Space, Plus Associated Infrastructure and Engineering Works, with Vehicular Access from Gilden Way. APPROVED 08.10.2014 HW/PL/15/00142 – Application for the removal of Condition 39 and the Variation of Conditions 4 and 37 of HW/PL/11/00055 to Reflect Amendments to Scale Parameters Plans. APPROVED 21.05.2015 HW/PL/15/00006 - Approval of All Reserved Matters for Strategic Infrastructure and Phase 1 (Approximately 716 Dwellings and Associated Community Building, Commercial Units, Open Space and Facilities), In Accordance with Condition 1 of HW/PL/11/00055. APPROVED 08.09.2015 HW/PL/15/00007 - Application for Approval of Conditions Reserved by Condition 5 (Phasing Scheme), Condition 7 (Survey of Trees, Hedgerows and Other Vegetation), Condition 8 (Details of Existing and Proposed Site Levels), Condition 10 (Biodiversity and Ecology Strategy), Condition 13 (Refuse Storage and Collection Facilities), Condition 17 (Provision of Cycle and Car Parking), Condition 18 (Highway Works), Condition 20 (Details of Estate Roads and Footways), Condition 23 (Landscaping Scheme), Condition 31 (Flood Risk Assessment) and Condition 32 (Surface Water Drainage) of Planning Permission HW/PL/11/00055. APPROVED 20.12.2017 HW/CND/15/00388 - Application for Approval of Details Reserved by Condition 7 (Survey of Trees, Hedgerows and Other Vegetation), Condition 10 (Biodiversity Strategy), Condition 13 (Refuse Storage), Condition 17 (Car Parking and Cycle Parking), Condition 20 (Estate Roads and Footways), Condition 23 (Landscaping and Implementation Scheme), Condition 25 (Landscape Management Plan), Condition 34 (Noise Protection Scheme), Condition 35 (Sports Pitch Details) and Condition 36 (Allotments) (for Phase 2) of Planning Permission HW/PL/15/00142. APPROVED 20.12.2017 HW/REM/15/00389 – Application for the approval of All Reserved Matters for Phase 2 (Approximately 195 Dwellings and Associated Open Space Including Sports Pavilion, Sports Pitches and Allotments), In Accordance With Condition 1 of HW/PL/15/00142, and the Revised Phasing Plan (Submitted Under Application HW/PL/15/00007). APPROVED 22.12.2015 HW/REMVAR/18/00460 - Application for Variation of Condition 18 of Outline Planning Permission HW/PL/15/00142 relating to Off Site Highways Works. PENDING CONSIDERATION

CONSULTATIONS: Internal and External Consultees

HDC Consultant Arborist: No objection subject to landscaping plan and Arboricultural Method Statement conditions HDC Environmental Health Officer: No objection HDC Waste Management Officer: No representation received HDC Housing: No representation received HDC Regeneration: No representation received HDC Assets and Facilities: No representation received Highways Authority: No objection Environment Agency: No representation received Natural England: No objection Thames Water Utilities: No objection Essex Wildlife Trust: No representation received NHS: No objection. A request for a financial contribution has been made towards healthcare provision

Essex County Council – Junction 7A Team: No representation received Essex County Council – Infrastructure Officer: No objection. A request for a financial contribution has been made towards education provision. East Herts District Council: No representation received Epping Forest District Council: No representation received Essex County Council Heritage Officer: No objection Essex County Council Archaeologist: No objection, subject to conditions relating to a programme of open air excavation and subsequent publication of the findings. Essex Police – Designing Out Crime Officer: No objection Essex Fire and Rescue: No objection Essex County Council Sustainable Drainage Team: No objection subject to the imposition of conditions relating to surface water drainage management. Thames Water: No objection Sport England: No objection Harlow Allotment Association: No representation received

Neighbours and Additional Publicity No. of letters sent: 163 Total no. of Representations received: 35 Date Site Notice Expired: 09/10/2018 Date Press Notice Expired: 11/10/2018 Summary of Representations Received Objections have been received from 35 different properties, including one from outside of the District. The concerns received can be summarised as follows:

Overdevelopment of the site

Poor design

Increased traffic

Increased noise

Loss of visual amenity

Loss of green space

Disruption during construction

Strain on infrastructure

Loss of Green Belt land

PLANNING POLICY: Adopted Replacement Harlow Local Plan, July 2006 The following Adopted Replacement Local Plan policies apply: H4 Range of Dwelling Types “House Types” new housing and conversions will be required to

accommodate a range of dwelling types which reflect the housing need requirements for Harlow.

H5 Affordable Housing Requirement “Affordable Housing” on site of 15 or more dwellings or more than 0.5 of a

hectare affordable housing provision will be negotiated. 30% affordable housing is the baseline for such negotiations.

H7 Dwellings for Disabled and Special Needs “Special Needs Housing” all new developments will be required to take

account of the needs of those with disabilities and special needs.

T3 Major Developments-Transport Impact Assessment “Transport Impact Assessments” major developments generating the

equivalent of 50 passenger car units or more per hour will be required to produce a TIA, developments will be refused where significant impacts are identified and not mitigated against.

T6 Promotion of Cycling and Walking “Cycling and Walking” new developments, including re-developments,

changes of use and town centre and transport interchange improvements will be required to provide: safe, direct cycleways within the development; appropriate contributions to improve and develop cycleways serving the

development; links to the existing cycleway network; safe, secure and convenient cycle storage; other facilities for cyclists as appropriate.

T9 New Devs. Adopted Vehicle Parking Standards Provision “Vehicle Parking” parking shall be provided in accordance with the

adopted vehicle parking standards. Justification is required for the amount of car parking proposed on an operational need and, if applicable, a Green Commuter Plan.

L2 Provisions Sought for New Development “Open Space and Playgrounds/Play Areas” for new development the

following provisions will be sought: on residential developments of more than 10 dwellings, public open space and inclusive playgrounds/play areas are required to be provided; off site contributions may be considered where it is not possible to provide it on site due to the circumstances of the development, or if there are particular deficiencies in the surrounding area; open spaces/playgrounds should be offered for adoption to the Council, with an agreed maintenance contribution.

L4 Sequential approach to site selection “Recreational, Leisure and Sports Facilities” applications for new sports,

leisure or recreational facilities must be supported by an analysis demonstrating that a sequential approach to site selection has been applied, and that no other site is available that is higher in the sequence.

L12 Provision and Allocation of Allotments “Allotments” the following will apply for the provision and allocation of

allotments: where there is overprovision, every consideration will be given to rationalising lettings. The land retained for wildlife habitats where appropriate and revert to allotment use should demand increase; where not suitable for cultivation, the land shall be used as open space, in consultation with local residents; new allotments will be provided as part of new major residential developments as appropriate.

L13 Safeguard Defin. Public Rights of Way “Public Rights of Way” the existing network will be safeguarded. New

footpaths, bridleways and cycleways will be required as part of new developments and will need to link with existing routes to provide better access to the countryside and wider areas of woodland within the Town and beyond. The highest standard of design, accessibility and personal safety.

L15 Public Art Through "Percentage for Art" ”Arts, Culture and Entertainment” public art through “percentage for art”

and other schemes will be expected to be provided as part of development.

NE3 MGB-Inappropriate Development “Metropolitan Green Belt” there is a general presumption against

inappropriate development. Except in special circumstances for development required by agriculture and forestry; essential small scale facilities for outdoor recreation and sport, for cemeteries etc; limited extension, alteration and replacement of existing dwellings; reuse of existing buildings in accordance with policy NE9. Development permitted should retain the openness of the Green Belt and should not conflict with

any of the main purposes of the land and must be of a scale, design and siting so as to not affect the character and appearance of the countryside.

NE5 Identified Special Restraint Area “Special Restraint Areas” Land north of Gilden Way is a special restraint

area where there is a presumption against development unless: development meets the Green Belt policy test and does not prejudice the development of the site for the longer term needs; the land is shown to be needed for development resulting from a review of the Local Plan.

NE6 Need Established to Develop SRA “Special Restraint Areas” if a need to development a special restraint area

is established, the following shall be taken into account: a masterplan incorporating a detailed landscape survey shall be prepared; land at Gilden Way substantial Green Wedge shall be designated between the proposed area of development and Old Harlow and Churchgate Street and careful account should be taken of all other considerations on the site.

NE10 Accessible Natural Greenspace Standards “Accessible Natural Greenspaces” proposals creating accessible habitats

are encouraged if they contribute towards achieving the Accessible Natural Greenspace standards.

NE11 Dev. Affecting Trees and Hedgerows “Trees and Hedgerows” in considering applications for development

affecting trees or hedges the following may be required: a survey of the site and trees and hedges concerned; oppose the loss of trees and hedgerows of amenity value and wildlife importance; serve TPO’s to protect trees with public amenity value; may impose conditions to ensure the retention or replacement of trees and hedgerows of amenity value or wildlife importance and their protection during construction.

NE12 Major dev. props.-Landscaping Scheme “Landscaping” major developments shall be accompanied by details of

landscaping features and wildlife habitats and suitable landscaping schemes to mitigate against any impact, along with new landscaping.

NE13 Proposals - Quality of Water Environment “Water Environment” in considering development affecting the water

environment the council: will require the protection, maintenance and where possible enhancement of the River Stort, ponds, watercourses and field meadows; may require reinstatement and management of ponds; may require the creation of new water areas and inclusion of biodiversity enhancements; management schemes must be agreed with the Council.

NE14 Safeguarding Special Landscape Areas “Landscape Conservation” permission will not be granted for proposals

that detract from the visual quality of Special Landscape Areas.

NE18 Dev. Having Adverse Affect on Wildlife Sites “Wildlife Sites” permission will not be granted for development that would

have an adverse effect on the ecology of a Wildlife Site unless it can be demonstrated that the reason for the proposal outweighs the ecological value of the site.

NE19 Dev. Having Adverse Affect on Wildlife Verges “Protected Wildlife Verges” permission will not be granted for development

that would have an adverse effect on the ecology of a Protected Wildlife Verge unless it can be demonstrated that the reason for the proposal outweighs the ecological value of the site.

NE20 Protection of Rare (UK & Essex BAP) “Protected and Rare Species” applications should be supported by

appropriate surveys. Permission will not be granted which will have an adverse impact on species protected by Schedules 1, 5 or 8 of the Wildlife and Countryside Act 1981, the Protection of Badgers Act 1992, the Habitats Regulations 1994 and other rare species, unless it can be demonstrated that the need outweighs the need to safeguard the specie(s).

BE1 New & Extd Buildings Relate to Setting “Character and Identity” new and extended buildings should relate to their

setting to strengthen, enhance, protect or create local character. Permission will be granted for new development providing: it is well connected to and integrated with the wider settlement; the height massing, layout, appearance and landscape makes an appropriate visual relationship with that of the form, grain, scale, materials and details of the surrounding area; building design is specific to the site and its context; it enhances the character, image and perception of the area when highly visible.

BE2 Major New Dev. High Quality Design “Quality, Legibility and Public Realm” permission for major new

development will be granted when: new buildings are designed as part of a group creating a sense of enclosure; public spaces should relate to the scale, appearance, location and function of the buildings around it; layout of buildings, routes and spaces are clearly related; fronts of buildings provide primary access and clearly define streets and public spaces; public spaces are distinguished from private areas; the ground floor encourages activity and interest that is appropriate to the location and character of the area; pedestrian, cycling and, horse riding routes are shown on the development layout and link to the existing network.

BE4 Accessibility to Public Buildings “Accessibility” permission will be granted providing provision has been

made to achieve accessibility for disable people, including accessibility to any public or private open space that serves the development.

BE5 Potential for Preventing Crime “Crime Prevention and Personal Safety” proposals should demonstrate

how the potential for preventing crime has been satisfactorily addressed through the design, layout and landscaping. These should be integral to the design.

BE10 New Development in Conservation Area “Conservation Areas” new development within or affecting a Conservation

Area will be granted consent subject to: it not harming the character or appearance of the Conservation Area; the scale, height, form, massing, elevation, detailed design, materials and layout respect the character of

the Conservation Area; the proposed land use is compatible with the function and activities of the Conservation Area; the proposed land use is compatible with the function and activities of the Conservation Area.

BE11 Dev.-Registered Historic Park or Garden “Historic Parks and Gardens” proposals that adversely affect the

character, appearance, setting or views into and outwards of a registered historic park or garden will not be permitted.

BE12 Adverse Effect on Scheduled Monument “Archaeology” permission will not be granted for development proposals

that would adversely affect the site or setting of a Scheduled Monument or other archaeological site of national or particular local importance.

BE13 Preservation of Archaeological Remains “Archaeology” the desire to preserve the remains and setting of a site with

archaeological remains of lesser importance will be a material consideration. This will be balanced against the importance of the remains; the need for the development; the possibility of preservation in situ and/or the appropriateness of an archaeological excavation for ‘preservation by record’.

BE14 Archaeological Field Evaluation “Archaeology” proposals that affect a site where archaeological remains

exist will only be determined after an archaeological field evaluation has been undertaken.

CP1 Contributions to Community Facilities “Community” major new housing development should set aside land and

make financial contributions for the provision of associated community facilities such as schools, community centres, health centres and churches. These facilities should be sited in local centres or other sustainable locations.

CP2 Legal Agreements for Contributions “Community” where new development generates the need for additional

infrastructure provision or community facilities, planning permission will only be granted where contributions that are reasonably related in scale and nature to the proposed development are secured through a legal agreement. Contributions will be sought for: on site facilities to need the needs of new residents; and/or where on site is not possible consideration to off site provision.

CP7 Future Dev. Ed/Train. Harlow College etc

“Community” development of education and training facilities at Harlow College and elsewhere in the district will be granted permission, unless the amenities of adjacent households are unduly affected.

CP9 Securing Proper Provision of Services “Public Utilities” to allow for the proper provision of public utility services,

permission for development that increases demand for off-site service infrastructure will only be granted if sufficient capacity already exists or extra capacity can be provided in time to serve the proposed development.

CP12 Flood Risk to or From Development “Public Utilities” development that will be at risk of flooding, or will

contribute to flood risk or has an adverse impact on the river corridor will be resisted.

IMP1 Provision of Related Infrastructure “Planning Obligations” permission will only be granted for any

development if the provision is secured for related infrastructure, services, facilities and environmental protection which are fairly and reasonably related to the scale and in kind.

PLANNING STANDARDS: National Planning Policy Framework 2018- sets out the Government’s key economic, social and environmental objectives and the planning policies to deliver them. These policies will provide local communities with the tools they need to energise their local economies, meet housing needs, plan for a low-carbon future and protect the environmental and cultural landscapes that they value. It seeks to free communities from unnecessarily prescriptive central government policies, empowering local councils to deliver innovative solutions that work for their local area.

Supplementary Planning Documents/Current Planning Guidance Harlow Design Guide (2011)

Open Spaces, Sport and Recreation SPD (2007)

Affordable Housing SPD (2007)

The Essex Parking Standards: Design and Good Practice (2009)

Essex County Council’s Adopted Development Management Policies (2011)

Essex Street Materials Guide (2012)

Essex County Council’s Developer’s Guide to Infrastructure Contributions (2016)

Planning Practice Guidance (PPG)

Harlow District Council – Emerging Local Plan Harlow Council is in the process of submitting a new local plan for examination. On 19 October 2018 the Harlow Local Development Plan Pre-Submission Publication (the “emerging Local Plan”) was submitted to the Secretary of State. Paragraph 48 of the NPPF sets out that weight may be given to relevant policies in emerging local plans according to the stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given); the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight may be given); and the degree of consistency of the relevant policies in the emerging plan to the policies in the NPPF (the closer the policies in the emerging plan to the policies in the NPPF, the greater the weight that may be given). It is considered that the policies within the emerging Local Plan are consistent with the policies in the NPPF and that weight should be given to relevant emerging Local Plan policies at this stage. Relevant policies are discussed within the Planning Assessment section.

PLANNING ASSESSMENT: The key issues for consideration in the determination of the application are: the principle of the development; layout, design and the character and appearance of the area; landscaping; neighbour amenity; and access, parking, highway safety and servicing. The approved scheme (granted on appeal) is an important material consideration which should be taken into account in determining this application. It is considered appropriate to consider this application as an uplift to the existing permissions (akin to a revised reserved matters application), rather than as a freestanding application. The application to be ‘tied’ to the original consents and will provide more certainty that the whole site will be fully built out in accordance with those consents (for the land to the south of the Linear Park) and the new consent (for the land to the north of the Linear Park). In addition, the existing legal agreements will be varied to reflect the uplift, allowing the planning obligations such as affordable housing to be increased to reflect the increase in the number of dwellings, where relevant, alongside arranging a more even delivery of when the obligations need to be provided. As soon as work commences on the northern part of the site (pursuant to the new consent), the varied agreement would take effect, including the new triggers for delivery. Since the previous approval, the National Planning Policy Framework (NPPF) has been updated, and the Local Planning Authority is in the process of adopting a new Local Plan. These are considerations which must also be taken into account. The original proposal constituted Environmental Impact Assessment (EIA) development. An Environmental Statement (ES) was submitted with that application on the basis of up to 1200 homes being provided, as this was the number of dwellings originally proposed when the first application was submitted (HW/PL/11/00055). The scope of that information is still considered adequate with regard to the scale of the current proposal as the proposed scheme falls within the 1200 dwelling threshold that was assessed previously. A screening opinion for the current application was carried out, taking into account changes in circumstances such as junction 7a of the M11 and that the impacts of up to 1200 homes had already been assessed. It was concluded that this uplift proposal does not constitute EIA development.

Summary of Main Issues Principle of development The principle of residential development on this site has been established by the aforementioned outline planning application, and subsequent reserved matters approvals. The new NPPF, emerging Local Plan and other changes since the approval of the outline application are not considered to alter this. The current proposal is not seeking to provide housing outside of the area within which the principle of residential development has already been established. It is therefore considered that the proposal should be accepted in principle, subject to the planning considerations highlighted in the following sections of this report. Design, layout and impact on the character and appearance of the area

The site occupies the northern part of the wider scheme previously approved. The previous approvals were governed by Design Codes and parameter plans which set out a strategy for more dense development to the south and west and graduating to lower density dwellings to the northern and eastern edges of the site. The proposed development introduces more dense development immediately to the north of the Linear Park. The streetscene plans demonstrate how the transition from urban to rural is achieved and is considered to satisfactorily align with the design principles set out in the design codes. The proposal would comply with the Design Codes and parameter plans in general, and would respect the density and height criterion contained within. It is not considered that the proposal would adversely impact on the conservation area to the west and the Heritage Officer at Essex County Council has no objection to the proposal. The new proposal sees the introduction of more flatted development to the southern edge of the site, providing a strong boundary to the Linear Park, a principle supported in the Design Codes, whilst also providing a good sense of natural surveillance to the park. The result is an improvement over the previously approved scheme, with an improved balance and rhythm to the flats along the frontage as a whole, and within each block. This element of the development results in the Linear Park feeling like a Green Finger, which is in accordance with the design principles of Harlow, the Harlow Design Guide SPD and the Design Codes. A range of property types have been incorporated into the new scheme, many of which were approved under the previous approvals. The house types and transitions between the character areas are considered to be appropriate, with low density properties of a rural feel at the development edges, as with the previous scheme. Details of materials have been provided and these have been chosen to complement the development that is currently underway to the south part of the wider site. Indeed, many of the materials proposed have already been approved under previous discharge of conditions applications. The materials have been added to the plans and will be controlled by a condition stipulating the development to be carried out in accordance with the approved plans. A condition will be attached to secure details of the refuse stores. Concerns have been raised by local residents around this proposal resulting in an overdevelopment of the site, however, the total number of dwellings which would be provided on site are within the total considered acceptable by the Secretary of State when granting the original outline consent on appeal, and is still within the approved parameters and Design Codes. The Essex Police’s Designing Out Crime Office has confirmed that the proposed dwellings are afforded good natural surveillance while rear gardens back onto other rear gardens, improving security. It is considered that the development would be of high quality, integrate well with the character of its surroundings and improve upon the design and layout of the approved scheme. Landscaping The approach to landscaping on the whole is similar to the approved scheme and is considered to be in accordance with the Design Codes.

No additional trees are being lost by this proposal, whilst a number of new trees are proposed by this application; however, the Local Planning Authority’s Consultant Arborist considers that some of the species should be swapped for alternative types. Subject to conditions requesting a revised landscaping plan and an Arboricultural Method Statement, there are no concerns regarding landscaping. Neighbour amenity and living conditions The proposed development would be taller and more dense, in places, than the previously approved scheme. Much of the increased density would be to properties fronting the Linear Park. Due to the width of the park, the properties to the south of the park, as well as existing properties outside the development site, would not be adversely impacted by the changes. In addition, the increased building heights along the park are relatively modest with most increases being within the region of 0.5 – 1 storey in height as the flat blocks are up to 3 storeys in height. The nearest existing properties are in excess of 50 metres away, to the point that the proposed changes in density would barely be perceptible. Overall, the distances between properties, and the height increases from the approved scheme are such that the proposal is considered to have an acceptable impact on nearby residential amenity. The living conditions and levels of amenity afforded to the future occupiers of the residential units would be acceptable. The proposal provides a range of housing types, sizes, and tenures. The proposed dwellings would also have acceptable outdoor amenity spaces as well as close access to the Linear Park. Many dwellings near the rural edges of the site would feature sizeable front gardens, which would provide a good standard of amenity for the occupiers and contribute to the rural approach to design in these areas. There is likely to be some disruption during the construction phase although this would only be temporary and is not uncommon for a development of this size and scale, and would not be significantly more than the approved scheme. A Construction Method Statement (CMS) has already been approved for the previous application and it is considered appropriate to require the details within that to be carried out for this application. However, in order to provide a mechanism for changes to the construction arrangements, if required, the condition should also allow a new CMS to be submitted for approval too. In both circumstances, the construction impacts would be appropriate. In the event of planning permission being granted, it is considered appropriate to remove permitted development rights from all new dwellings so that the impact of the proposal on neighbouring amenity can be assessed, as well as allowing for design assessments to be made. The proposal does not alter the open space provision approved under the previous scheme, which was based on the approved outline application which was submitted for up to 1200 homes, with the Linear Park, sports pitches and other open spaces being retained. The same amount of open space is being provided and this is considered acceptable given that the number of homes is still fewer than the 1100 approved at outline stage. The proposal is considered to be acceptable with regard to neighbour amenity and living conditions.

Access, parking, highway safety and servicing The Highway Authority has been consulted on the application and they have raised no objections to the proposal. Again, it is worthy of note that the original outline permission approved a scheme for up to 1100 homes on the wider site, indicating that the highways impact of this number of dwellings would be acceptable. The increased in density on the site north of the Linear Park takes the overall number of dwellings on the whole site (north and south of the Linear Park) to a total of 1054 dwellings, which is less than the number considered acceptable in terms of highways impact. The Essex County Council Parking Standards require a total of 1221 car parking spaces - 1073 standard and 148 visitor. Of the total, 47 should be disabled spaces. These are all met, or exceeded. The application proposes a total of 1303 spaces – 106.7% of the required provision. This provision is considered acceptable as some of the larger properties would have three spaces. All 1-bedroom units would have one space and all 2-bedroom homes would have two spaces each. The parking spaces would be of the preferred sizes and laid out in a logical manner. It is noted that there would be a high amount of tandem parking in the parking courts for the flats, however, this was also the case in the previous approvals, and is considered acceptable in that context. Bin stores are proposed, located logically around the site, and adhere to the principles as approved under previous applications. Their positions enable the occupiers to walk less than 30m to dispose of waste, in accordance with British Standards (BS5906). The stores are of a sufficient size to meet the needs of the occupiers. The Council’s Streetscene Manager has raised no objection to the proposal. The development is considered to be acceptable with regards to waste servicing. The scheme is considered to be acceptable in terms of access, parking, highway safety and servicing. Other matters Archaeology: Essex County Council’s Archaeologist has been consulted on the application, and has raised no objection to the proposal. The approved scheme had a condition attached requiring investigative works to be carried out prior to the commencement of development so as to ensure that the development would not have an adverse impact on any archaeology, and this condition has been satisfactorily discharged. In light of this, it is considered appropriate to conditions works to be carried out in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority, taking the same approach for the CMS as explained in the neighbouring amenity section of this report. Biodiversity and Ecology: The original consent on this site attached a condition requesting a biodiversity and ecology strategy be provided. This condition was discharged. Natural England and the Wildlife Trust were consulted on the discharge of condition application and raised no concerns. Both parties have been consulted on this application. Natural England has no comment to make while no response has been received from the Wildlife Trust.

The green spaces within the development area and the wider site would be unchanged. Given that the planning condition has already been discharged satisfactorily, it is considered appropriate to condition the works to be carried out in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. Flooding and Drainage: The Sustainable Drainage Team at Essex County Council has been consulted on this application. They have raised no objection to the proposal subject to the imposition of conditions requiring the submission of a detailed surface water drainage scheme, a maintenance plan, and a scheme to minimise the risk of offsite flooding during construction works. The surface water strategy for the overall development has already been approved, with many principles fixed, however due to the increase in units it is considered appropriate to require an updated scheme to be submitted. Ground Conditions: The original consent on this site attached a condition requesting that an investigation and risk assessment be carried out to ascertain whether any contaminated land was present. A further condition sought remedial measures in the event that contaminated land was discovered. The initial condition was discharged and the submitted report demonstrated that there was no contaminated land on site. Therefore, no contaminated land investigations are required for this application. The approved scheme imposed a condition requiring piling details to be provided in the event of such works being required. It is considered prudent to attach such a condition again in case any piling occurs. Subject to condition, there is not considered to be any reason for concern with regard to ground conditions. Planning obligations The original application was approved subject to a number of obligations that were set out in a Section 106 Agreement and two Section 106 Unilateral Undertakings. (“the agreements”). As set out earlier in this report, it is considered appropriate that the approved obligations should be uplifted to reflect the additional dwellings proposed in this scheme. A legal opinion has confirmed this approach to be acceptable. On this basis, the contributions for 911 of the total dwellings should be made at the same rate as calculated in the approved scheme (some of which have already been paid), with contributions for the additional 143 dwellings being payable using current standards. The existing agreements will be replaced to reflect the changes and the permissions (i.e. the outline consent relating to the land south of the Linear Park and the new consent for the land north of the Linear Park) will be ‘linked’ to ensure that the implementation of this application would trigger the new legal agreement. A contribution to libraries was secured on a ‘per dwelling’ basis (up to 1100) and this would be payable for 1054 homes, rather than 911.

The agreements secured contributions, both financial and non-financial, such as open space, anti rat-running, highways works, and contributions towards a bus service. These had been calculated on the strength of the development being for up to 1200 homes, and no changes to these are required given that the total development still falls below this number of homes. The Adopted Replacement Harlow Local Plan requires an affordable housing provision of 33% while the emerging Local Plan requires 30%. Given that the emerging Local Plan is based upon more recent evidence, the 30% amount is considered appropriate. This proposal would provide 158 affordable homes, and the southern part of the wider site would provide 185 affordable homes. The overall Gilden Park development would therefore provide 343 affordable homes out of a total of 1054 dwellings, which equates to a 32.5% affordable housing provision. This exceeds the emerging Local Plan requirement and is therefore considered to be acceptable. The proposal results in an increase of 43 affordable dwellings compared to the previously approved scheme. The varied agreement would secure the following contributions in addition to those required by the approved scheme:

- An additional 43 affordable homes

- An education contribution of £615,320

- A healthcare contribution of £54,199.98

With the above in mind, and subject to an agreement which replaces the existing agreements, the proposal is considered acceptable with regard to planning obligations.

CONCLUSIONS: The application would provide significant additional benefits for relatively limited changes to the approved scheme, including the provision of 43 additional affordable units. The scheme will also provide uplifted contributions towards education provision, libraries and healthcare. The scheme would have an improved design and layout and an extensive landscape scheme would be provided. No concerns are raised regarding neighbour amenity, access, parking, highway safety, ground condition or environmental matters. The scheme is supported by the National Planning Policy Framework and is in accordance with the Adopted Replacement Harlow Local Plan. The application is therefore recommended for approval, subject to conditions, and the applicant entering into an appropriately worded S.106 agreement which replaces the existing agreements (including revised triggers for the delivery of the planning obligations, where appropriate) to reflect and secure the uplift in planning obligations. It is recommended that approval is granted, subject to conditions and a new legal agreement.

RECOMMENDATION: That Committee resolve to: Grant Permission subject to an appropriately worded S106 Legal

Agreement(s) and the following conditions: 1 The development hereby permitted shall be begun before the expiration of three

years from the date of this permission.

REASON: In order to comply with Section 91(1) of the Town and Country

Planning Act 1990 as amended by Section 51 of the Planning and

Compulsory Purchase Act 2004.

2 Prior to the commencement of work above ground level details of both hard and

soft landscape works shall be submitted to and approved in writing by the Local

Planning Authority. These details shall include;

i) Means of enclosure and retaining structures;

ii) Boundary treatments;

iii) Hard surfacing materials;

iv) Details to minimise discharge of surface water onto the highway

v) Large canopied tree species within the car park areas and the use of subterranean

crate planting systems;

vi) Detailed method statement, including site preparation, planting techniques,

aftercare and programme of maintenance for a period of 5 years following

completion of the scheme.

The landscaping works shall be carried out in accordance with the approved

details during the first planting season following completion of the development.

REASON: To ensure satisfactory landscape treatment of the site in the

interests of visual amenity and to prevent hazards caused by water flowing

onto the highway, in accordance with policy NE11 of the Adopted

Replacement Harlow Local Plan 2006 and the Highway Authority's

Development Management Policies 2011. The details are required to be

approved before works commence to ensure the impacts of the

development are acceptable.

3 No development shall take place on site, including site clearance, tree works,

demolition or any other works, until an Arboricultural Method Statement (AMS) has

been submitted to and approved in writing by the Local Planning Authority. The

AMS shall include details relevant to the safe retention and protection of trees in

accordance with current BS5837 recommendations. The AMS shall include a

detailed Tree Protection Plan showing the positions and dimensions of protective

fencing (and if necessary temporary ground protection) to safe guard all retained

vegetation.

The AMS shall include details such as level changes, demolition and construction

techniques, location of services and drainage, design detail of structures,

foundations and the control of potentially damaging operations such as burning,

storage and handling of materials and access and parking of vehicles during

construction. Details of supervision at key stages of development will also be

included.

The works shall be undertaken in accordance with the approved details.

REASON: To ensure that damage to vegetation identified for retention is

avoided, in accordance with policy NE11 of the Adopted Replacement

Harlow Local Plan 2006. The details are required to be approved before

works commence to ensure the impacts of the development are acceptable.

4 Notwithstanding the provisions of Article 3 of the Town and Country Planning

(General Permitted Development) Order 2015 (or any Order revoking and

re-enacting that Order with or without modification) no extensions, alterations,

enlargements or other improvements permitted by Schedule 2, Part 1, classes A,

B, C or D or Part 14, classes A and H shall be undertaken to the dwellings hereby

permitted.

REASON: To enable the Local Planning Authority to retain adequate control

over such extensions, alterations, enlargements and improvements in the

interest of retaining the intended design ethic of the development in

accordance with policy BE1 of the Adopted Replacement Harlow Local Plan

2006.

5 The garages hereby permitted shall be permanently kept available for the parking

of vehicles.

REASON: To ensure adequate on-site parking provision for the approved

dwellings and to discourage parking on the adjoining highway in the

interests of local amenity and highway safety in accordance with policy T9

of the Adopted Replacement Harlow Local Plan 2006.

6 Prior to the first occupation of the development the vehicle parking and turning

areas as indicated on the approved plans shall be provided, hard surfaced, sealed

and marked out. The parking and turning areas shall be retained in perpetuity for

their intended purpose.

REASON: To ensure adequate on-site parking provision for the approved

dwellings and to discourage parking on the adjoining highway in the

interests of local amenity and highway safety in accordance with policy T9

of the Adopted Replacement Harlow Local Plan 2006.

7 Notwithstanding where development is carried out in accordance with the

Construction Method Statement approved under application reference number

HW/CND/18/00195, no development shall take place, including any works of

demolition, until a Construction Management Statement has been submitted to

and approved in writing by the Local Planning Authority. The statement shall

provide for:

i) Safe access into the site;

ii) The parking of vehicles of site operatives and visitors;

iii) Loading and unloading of plant and materials;

iv) Storage of plant and materials used in constructing the development;

v) Wheel washing facilities;

vi) A scheme to minimise the risk of offsite flooding caused by surface

water run-off and groundwater during construction.

The works shall be carried out in accordance with the approved details.

REASON: To ensure that on-street parking of vehicles in the adjoining

streets does not occur and to ensure that loose materials and spoil are not

brought out onto the highway in the interests of highway safety, in

accordance with the Highway Authority's Development Management

Policies 2011. The details are required to be approved before works

commence to ensure the impacts of the development are acceptable.

8 Prior to the commencement of works, no development shall take place until a

detailed surface water drainage scheme for the site has been submitted to and

approved in writing by the Local Planning Authority.

The development shall be carried out in accordance with the approved details.

REASON: To prevent flooding, ensure effective operation of SuDS features

and provide mitigation of any environmental harm which may be caused to

the local water environment, in accordance with policy CP12 of the Adopted

Replacement Harlow Local Plan 2006. The details are required to be



9 No works shall take place until a Maintenance Plan for the Surface Water Drainage Scheme has been submitted to and approved in writing by the Local Planning Authority. The Maintenance Plan shall identify who is responsible for the maintenance of the different elements of the surface water drainage system and maintenance activities/frequencies. The Maintenance Plan shall require yearly logs of maintenance to be carried out. The maintenance logs shall be available for inspection upon request by the Local Planning Authority. The Maintenance Plan shall be adhered to in accordance with the approved details.

REASON: To ensure appropriate maintenance arrangements are put in

place to enable the surface water drainage scheme to be maintained to

ensure mitigation against flood risk in accordance with policy CP12 of the

Adopted Replacement Harlow Local Plan. The details are required to be



10 Piling or other foundation designs using penetration methods shall not be

permitted other than in locations where it has been demonstrated that there is no

unacceptable risk to groundwater. Details of any such locations shall be submitted

to approved in writing by the Local Planning Authority before penetrative piling or

foundations takes place in that area.

REASON: To prevent any piling from impacting on groundwater quality in

accordance with policy NE13 of the Adopted Replacement Harlow Local

Plan, 2006.

11 Notwithstanding where development is carried out in accordance with the

Biodiversity and Ecology Strategy (volumes 1 and 2) and accompanying drawing

3837_1005_A (Figure 1: Biodiversity Protection Zones) approved under

application references HW/PL/15/00007 and HW/REM/15/00389, no development

shall take place until a biodiversity and ecology strategy has been submitted to

and approved in writing by the Local Planning Authority. The Strategy shall

include:

a) The measures proposed to maintain the biodiversity of the site during construction

b) The measures proposed to maintain the biodiversity of the site following the completion of

the development

c) Mitigation proposals for all protected species and Schedule 1 birds

d) Details for each habitat of any works such as earth contouring, seed mixes or construction

design for ponds and hibernacula

e) Planting proposals to ensure biodiversity is maintained

f) A management plan for all activities relating to habitats and species within the site for the 10

years following completion of the development

Development shall be carried out in accordance with the approved details.

REASON: To ensure that harm to biodiversity and ecology within and

surrounding the site is prevented in accordance with policy NE15 of the

Adopted Replacement Harlow Local Plan, 2006. The details are required to

be approved before works commence to ensure the impacts of the


12 Development shall be carried out in accordance with the Statement of

Archaeological Works, prepared by CGMS Consulting Limited, dated November

2017, and approved under application reference number HW/PL/15/00007, has

taken place.

REASON: In the interests of the preservation of archaeological remains in

accordance with policy BE14 of the Adopted Replacement Harlow Local

Plan, July 2006.

13 No development shall take place until details of existing and proposed site levels

and the levels of the proposed dwellings have been submitted to and approved in

writing by the Local Planning Authority. The development shall thereafter be

carried out in accordance with the approved details.

REASON: In the interests of the appearance and proper functioning of the

development. The details are required to be approved before works

commence to ensure the impacts of the development are acceptable.

14 Prior to the commencement of works above ground level, details of the proposed

refuse storage and collection facilities shall be submitted to and approved in

writing by the Local Planning Authority. The facilities proposed shall be provided

on site prior to the occupation of the associated dwellings and in accordance with

the approved details.

REASON: To ensure that adequate provision for waste storage and

collections is made in accordance with policy BE1 of the Adopted

Replacement Harlow Local Plan, 2006.

15 The development hereby permitted shall be carried out in accordance with the

approved plans as shown listed in the table below.

REASON: For the avoidance of doubt and in the interests of proper

planning.

Plan Reference Version No. Plan Type Date Received

17-2693-1008 -- Density Plan 06.12.2018 17-2693-1001 -- Site Location Plan 06.11.2018 17-2693-1003 Rev E

Sheet 01 of 05

Site Plan 04.01.2018

17-2693-1004 Rev D

Sheet 02 of 05


17-2693-1005 Rev E

Sheet 03 of 05


17-2693-1006 Rev G

Sheet 04 of 05


17-2693-1007 Rev F

Sheet 05 of 05


17-2693-1010 Rev c

Lot 5 Massing Strategy 21.12.2018

17-2693-1011 Rev E

Lot 6 Massing Strategy 21.12.2018

17-2693-1012 Rev D

Lot 5 Refuse & Cycling Strategy Plan 21.12.2018

17-2693-1013 Rev D

Lot 6 Refuse & Cycling Strategy Plan 21.12.2018

17-2693-1014 Rev D

Lot 5 Materials Plan 21.12.2018

17-2693-1015 Rev D

Lot 6 Materials Plan 21.12.2018

17-2693-1016 Rev C

Lot 5 Character Area Plan 21.12.2018

17-2693-1017 Rev D

Lot 6 Character Area Plan 21.12.2018

17-2693-1018 Rev C

Lot 5 Fire Strategy Plan 21.12.2018

17-2693-1019 Rev D

Lot 6 Fire Strategy Plan 21.12.2018

17-2693-1020 Rev E

Lot 5 Tenure Plan 21.12.2018

17-2693-1021 Rev E

Lot 5 Tenure Plan 21.12.2018

17-2693-1022 Rev D

Lot 5 Visitor Parking Strategy 21.12.2018

17-2693-1023 Rev D

Lot 6 Visitor Parking Strategy 21.12.2018

17-2693-1025 Rev E

1 - 5 Street Scenes 21.12.2018

17-2693-1026 Rev F

6 - 11 Street Scenes 21.12.2018

17-2693-1032 PS PB35 - Floor Plans

Proposed Floor Plan 31.07.2018

17-2693-1033 PS PB35 - Elevations

Proposed Elevations 31.07.2018

17-2693-1034 PS PT21 - Floor Plans


17-2693-1035 PS PT21 - Elevations














17-2693-1042 PS - PA22 - Floor Plans


17-2693-1043 PS - PA22 - Elevations


17-2693-1045 PS - Alderney - Floor Pl


17-2693-1046 Rev A

PS - Alderney - Elevs


17-2693-1047 PS - Alverton -


Floor Pl 17-2693-1054 PS -

Hesketh - Floor Pla


17-2693-1050 PS - Ennerdale - Floor P


17-2693-1056 Rev B

PS - Hythie - Floor Plan


17-2693-1058 PS - Maidstone - Floor P


17-2693-1060 Rev A

PS - Norbury - Floor Pla


17-2693-1062 PS - Radleigh - Floor pl


17-2693-1064 PS - Stambourne - Floor


17-2693-1066 PS - Woodcote - Floor Pl


17-2693-1070 PS - Type 52 - Floor Pla


17-2693-1072 PS - Type 55 - Floor Pla


17-2693-1077 PS Flat Block Bv1


17-2693-1078 PS Flat Block Bv1


17-2693-1079 PS - Coach House A


17-2693-1080 PS - Coach House A


17-2693-1081 Rev A

PS - Flat Block HA 6


17-2693-1084 PS - Flat Block HA 9


17-2693-1086 PS PA34 Proposed Floor Plan 31.07.2018 17-2693-1087 PS PA34 Proposed Elevations 31.07.2018 17-2693-1098 NRE PA34 Proposed Floor Plan 31.07.2018 17-2693-1099 NRE PA34 Proposed Elevations 31.07.2018 17-2693-1102 NRE PA41 Proposed Floor Plan 31.07.2018 17-2693-1103 NRE PA41 Proposed Elevations 31.07.2018 17-2693-1104 NRE PA48 Proposed Floor Plan 31.07.2018 17-2693-1105 NRE PA48 Proposed Elevations 31.07.2018 17-2693-1106 NRE PT37 Proposed Floor Plan 31.07.2018 17-2693-1107 NRE PT37 Proposed Elevations 31.07.2018

17-2693-1108 NRE PT41 Proposed Floor Plan 31.07.2018 17-2693-1109 NRE PT41

BRICK Proposed Elevations 31.07.2018

17-2693-1110 NRE PT41 WEATHERBOARDING


17-2693-1111 NRE PT42 Proposed Floor Plan 31.07.2018 17-2693-1112 NRE PT42 Proposed Elevations 31.07.2018 17-2693-1113 NRE PT43 Proposed Floor Plan 31.07.2018 17-2693-1114 NRE PT43 Proposed Elevations 31.07.2018 17-2693-1115 NRE -

Alderney Proposed Floor Plan 31.07.2018

17-2693-1117 NRE - Alverton


17-2693-1119 NRE - Maidstone


17-2693-1122 NRE - Radleigh


17-2693-1124 Rev A

NRE - Woodcote


17-2693-1126 NRE - Type 50


17-2693-1128 NRE - Type 55


17-2693-1132 ERE PA41 Proposed Floor Plan 31.07.2018 17-2693-1133 ERE PA41 Proposed Elevations 31.07.2018 17-2693-1134 ERE PA48 Proposed Floor Plan 31.07.2018 17-2693-1135 ERE PA48 Proposed Elevations 31.07.2018 17-2693-1136 ERE PT41 Proposed Floor Plan 31.07.2018 17-2693-1137 ERE PT41

Weatherboarding


17-2693-1138 ERE PT42 Proposed Floor Plan 31.07.2018 17-2693-1139 ERE PT42 Proposed Elevations 31.07.2018 17-2693-1140 ERE PT43 Proposed Floor Plan 31.07.2018 17-2693-1141 ERE PT43 Proposed Elevations 31.07.2018 17-2693-1142 ERE PA34 Proposed Floor Plan 31.07.2018 17-2693-1143 ERE PA34 Proposed Elevations 31.07.2018 17-2693-1150 -- Double Carport 31.07.2018 17-2693-1151 -- Triple Carport 31.07.2018 17-2693-1152 -- Detached Cycle Stores 31.07.2018 17-2693-1153 -- Attached Cycle Stores 31.07.2018 17-2693-1154 -- Single Garage 31.07.2018 17-2693-1155 -- Double Garage 31.07.2018 17-2693-1156 -- Refuse Store 31.07.2018 17-2693-1068 PS - Type

50 Proposed Floor Plan 31.07.2018

17-2693-1002 Rev S Site Layout Plan 04.01.2019 PH-151-01 Rev G -- Layout Plan 04.01.2019 PH-151-02 Rev G -- Materials Plan 04.01.2019

PH-151-03 Rev G -- Buildings Heights Plan 04.01.2019 PH-151-04 Rev G -- Tenure Plan 04.01.2019 PH-151-06 Coach

House B (PS)

Proposed Plans and Elevations 31.07.2018

PH-151-07 Alnwick (NRE)


PH-151-08 Hanbury (NRE)


PH-151-09 Hanbury (PS)


PH-151-10 Rev A Hatfield (NRE)


PH-151-11 Chester (NRE)


PH-151-12 Chester Link (NRE)


PH-151-13 Chester Link (PS)


PH-151-14 Clayton Corner (NRE)


PH-151-15 Clayton Link (PS)


PH-151-16 Rev B Chedworth (NRE)


PH-151-17 Moseley (PS)


PH-151-18 Rev A Souter (NRE)


PH-151-19 Rev A Souter (PS) Proposed Plans and Elevations 31.07.2018 PH-151-20 Leicester

(NRE) Proposed Plans and Elevations 31.07.2018

PH-151-21 Leicester (PS)


PH-151-22 Lumley (NRE)


PH-151-23 Lumley (PS) Proposed Plans and Elevations 31.07.2018 PH-151-29 Rev F Sheet 1 Site Plan 04.01.2019 PH-151-30 Rev D Sheet 2 Site Plan 04.01.2019 PH-151-31 Rev C Sheet 3 Site Plan 04.01.2018 PH-151-32 Rev B Apartment

Block A (PS) Proposed Floor Plans 21.12.2018

PH-151-33 Rev B Apartment Block A (PS)


PH-151-34 Clayton (NRE)


17-2693-1048 Rev A

PS Alverton 01


17-2693-1049 PS Alverton Proposed Elevations 21.12.2018

Rev A 03 17-2693-1051 Rev B

PS Ennerdale


17-2693-1055 Rev B

PS Hesketh Proposed Elevations 17.08.2018

17-2693-1057 Rev B

PS Hythie Proposed Elevations 17.08.2018

17-2693-1059 Rev A

PS Maidstone


17-2693-1061 Rev C

PS Norbury Proposed Elevations 17.08.2018

17-2693-1063 Rev B

PS Radleigh Proposed Elevations 17.08.2018

17-2693-1065 Rev A

PS Stambourne


17-2693-1067 Rev B

PS Woodcote


17-2693-1069 Rev A

PS Type 50 Proposed Elevations 17.08.2018

17-2693-1071 Rev A


17-2693-1073 Rev B


17-2693-1116 Rev A

NRE Alderney


17-2693-1118 Rev A

NRE Alverton


17-2693-1120 Rev A

NRE Maidstone (Brick)


17-2693-1121 Rev A

NRE Maidstone (Render)


17-2693-1123 Rev A

NRE Radleigh


17-2693-1125 Rev A

NRE Woodcote


17-2693-1127 NRE Type 50


17-2693-1129 NRE Type 55


17-2693-1027 Rev A

12-13 Street Scenes 21.12.2018

17-2693-1049.1 Rev A

PS Alverton Sheet 03


17-2693-1076.1 PS Flat Block A

Proposed Floor Plans 06.12.2018

17-2693-1076.2 PS Flat Block A


PH-151-28 Sheet 1 Street Scenes 31.07.2018

INFORMATIVES

The Local Planning Authority has acted positively and proactively in determining this

application by identifying matters of concern within the application (as originally submitted)

and negotiating, with the Applicant, acceptable amendments to the proposal to address these

concerns. As a result, the Local Planning Authority has been able to grant planning permission

for an acceptable proposal, in accordance with the presumption in favour of sustainable

development, as set out within the National Planning Policy Framework.

Plans:

The application site outlined in red with the wider site outlined in blue

The proposed site layout

Proposed streetscene looking north from the Linear Park – western end

Approved streetscene looking north from the Linear Park – western end

Proposed streetscene looking north from the Linear Park – eastern end

Approved streetscene looking north from the Linear Park – eastern end

OFFICER: REFERENCE: HW/FUL/18/00359...HW/PL/15/00142 – Application for the removal of Condition 39...

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Transcript of OFFICER: REFERENCE: HW/FUL/18/00359...HW/PL/15/00142 – Application for the removal of Condition 39...