Transcript Slide 1

Development Consultation
Forum
Coldharbour Farm
28th November 2013
Programme
18:00 –
18:05 18:15 –
18.35 18:40 18:50 19:00 19:30 19:40 -
Introduction – Councillor David Guest
Explanation of Process and outline of planning
policy and planning history – Stephen Cantwell (Team Leader – Development Control)
Presentation by the Developers
Christine Armitage – Emsworth Residents’
Association
Comments from Consultees – Rachael McMurray
(Planner – Development Control)
Chairman invites Developer and their team to
respond to any issues raised by invited speaker
Chairman invites questions from Councillors
Planning Officer summarises key points raised during
Forum – Stephen Cantwell (Team LeaderDevelopment Control)
Chairman closes Forum meeting
The purpose of the Forum is…
• To allow developer to explain development proposals
directly to councillors, public & key stakeholders at an
early stage
• To allow Councillors to ask questions
• To inform officer pre application discussions with
developer
• To identify any issues that may be considered in any
formal application.
• To enable the developer to shape an application to
address community issues
The Forum is not meant to…
• Negotiate the proposal in public
• Commit councillors or local planning authority to a view
• Allow objectors to frustrate the process
• Address or necessarily identify all the issues that will
need to be considered in a future planning application
• Take the place of normal planning application process or
role of the Development Management Committee
The outcome of the Forum will be…
• Developer will have a list of main points to consider
• Stakeholders and public will be aware of proposals and
can raise their concerns
• Councillors will be better informed on significant planning
issues
• Officers will be better informed as to community
expectations during their pre application negotiations
with developers
Coldharbour Farm
Coldharbour Farm
Coldharbour Farm
(drainage / flood zones)
Coldharbour Farm
(Site of Importance for Nature Conservation)
semi-improved priority grassland habitat & county-rare vegetation in ditch
Coldharbour Farm
(Junction with Horndean Road)
Coldharbour Farm
(Coldharbour Farm Road)
Coldharbour Farm
(Access point)
Planning History
• There is no planning history relevant to a
proposal for housing on this site.
• The current use comprises an area of
open land with boundary hedgerows on all
side.
Planning Policy – Framework
• Applications for planning permission must be determined
in accordance with the development plan unless material
considerations indicate otherwise.
(National Planning Policy Framework (NPPF) 2012)
(Section 54 A)
• Development Plan includes:
– Local Plan (Core Strategy) 2011
– Saved policies from 2005 Local Plan
• Other material considerations include:
– National Planning Policy Framework
– Emerging Local Plan (Allocations)
Planning Policy – Material Considerations
National Planning Policy Framework (NPPF)
• Plan positively to support local development
• Planning should be genuinely plan led, empowering local
people to shape their surroundings
• In response, HBC are positively progressing Local plan
Emerging Local Plan (Allocations) – October 2013
• Aims to allocate sites to meet development needs
• Previous consultation undertaken (2012) to ensure local
people have an opportunity to shape their surrounding
through plan led system.
• Further consultation October / November 2013
Planning Policy – Material Considerations
Emerging Local Plan (Allocations) –
content
• Site referred to as UE37: Land west of
Coldharbour Farm
• 1.94 hectares
• Preferred site for development
• Allocated for 47 dwellings.
• Proposal is for 53 dwellings – 27dph
Policy UE37 – Site Specific Development
Requirements
• Connecting footpath / cycle link to A27 service
station
• Layout to have regard to adjacent SINC and
boundary planting to be incorporated
• Access is expected to be achieved from the end
of Coldharbour Farm
• Consultation with HCC alongside any planning
application in relation to minerals and whether
prior extraction may be required.
Policy UE37 – Site Specific Development
Requirements
• Mitigate any impacts on Brent Geese and / or
waders (Policy DM23)
• Ensure appropriate amenity level for occupants
of proposed residential properties having regard
to noise and light pollution (Policy DM18)
• Flood Risk Assessment, including detailed fluvial
modelling
• On-site SUDS
• Reduced green field runoff rates and a likely
contribution to the Emsworth Flood Alleviation
Scheme
Key Planning Issues
Highways and Access
• Footpath link to A27 service station – provided
by developer
• Horndean Road corridor – amount of traffic to be
generated
• Adequacy of site layout and parking
Flood Risk / Emsworth Flood Alleviation Scheme 2
• Relationship to EA’s alleviation scheme
• Sustainable drainage
Key Planning Issues
Noise attenuation and light from A27
• Noise shadow
• Acoustic fence along the A27
• Orientation / design of buildings
SINC / Ecology
• Emergency access required through the
adjacent SINC
Key Planning Issues
Built form and design
• Are the layout, scale, impact, roofscapes
and elevations appropriate?
Impact upon surroundings
• Impact on any boundary trees/hedgerows
and acceptability of internal landscaping
Key Planning Issues
Residential Mix
• 30-40% affordable units to be provided
and their location on the site
• Mix of units / sizes
Open Space
• Location, function and amount
Key Planning Issues
Developer Contributions and requirements:
Possible contributions at present towards:
• CIL
• Affordable Housing
• Education
Presentation by Developers
Invited Speakers
Invited speakers:
Emsworth Resident’s Association
1. The numbers and densities had increased without public
consultation
2. How would the scheme contribute to the Environment
Agency work on flood alleviation for Emsworth?
3. Would the developer enter a binding legal agreement to
incorporate flood alleviation the development and the
wider flood alleviation?
Consultee Responses
Environment Agency
• Part of site falls within FZ3 and EA would not
wish to seek development within FZ3
• Flood zone shown is associated with the West
Brook ‘main river’.
• A further ‘ordinary’ watercourse is also located at
site
• Any application coming forward should also
assess flood risks associated with ordinary
watercourse
• The West Brook Stream is known to flood
downstream in Emsworth
Environment Agency
• EA to see clear demonstration of positive
contribution to a reduction in flood risk within the
catchment.
• Part of the site located in FZ3 would be suitable
location for increasing the flood storage capacity
for West Brook
• SUDS features should be located in FZ1 and
manage surface water at source as far as
possible
• Development should adhere to Policy DM25 of
HBC Emerging Local Plan (Allocations) and
other objectives for managing flood risk
HBC Development Engineer
• Developer needs to submit Transport
Assessment (TA) & Travel Plan (TP) with
application
• TA needs to quantify amount and type of
all traffic that proposed development
would generate
HBC Development Engineer
• Also needs to include impact on residential
traffic on:
– Horndean Rd/New Brighton Road junction
– Cycle / footpath route (71) which runs from
Washington Rd to SW corner of recreation ground *
– New cycle / footpath link from development to A27
petrol filling station
– Emergency link from petrol filling station to new
development
* footnote Post- Forum: Agent has subsequently checked with Highway
officer who has advised that the cycle path should form an integrated
link through the site.
HBC Development Engineer
• Any identified off-site traffic impacts to be
mitigated by highway works or
contributions.
• Application needs to demonstrate that it
has servicing arrangements for
emergency, refuse & delivery vehicles and
fire appliances and be built to adoptable
standard.
HBC Development Engineer
• Layout needs to provide adequate parking
for both vehicles and cycles when it is
completed and during the construction
period
• Any application should also demonstrate
the phasing and the sequence of the
construction.
Additional Engineer Response
• Applicant needs to satisfy planning authority that
a surface water system can be provided which
meets SW / SUDS requirements and foul water
system to SW standards.
• Boundary of planning application should include
any off-site land which is required to provide a
route for any proposed sewer or SUDS where
possible
• Financial contribution may be required for
Emsworth Flood Alleviation Strategy as per
Policy DM25 of Emerging Local Plan
Environmental Health
•
•
•
•
Acoustic report required, covering traffic noise
from the A27 which has potential to affect the
amenity of future residents.
Report should also include the positioning of
building facades and types of window glazing
etc to be used.
Also potential distinctive tonal noise from traffic
on the A27, especially during wet weather,
needs to be considered.
The report will also need to cover any possible
noise issues arising from the adjacent service
station as it operates 24 / 7.
Environmental Health
•
Potential site investigation to establish
any possible ground contamination, in
view of proximity to existing adjacent
petrol station.
•
Also potential light pollution issues from
ex. adjacent petrol station, would need to
be addressed.
Developer Responses:
• In response to the points raised by the Emsworth
Residents Association, the developer will continue to
work with Environment Agency (EA) regarding flood
alleviation on the site and its relationship to wider flood
alleviation.
• In terms of entering into an agreement, this would be a
standard obligation of the developer to enter into
agreement for flood alleviation measures.
• Developer has undertaken pre-application discussions
with the EA. This has informed drainage solutions.
Developer Responses:
• Regarding increased density, this has increased as it
would make more effective use of the site. Furthermore,
it was noted that government advice previously
supported densities of 30dph or more.
• The local plan number (47 dwellings) is for guidance
only. This would only be an increase of 6no. Units (53
dwellings).
• The pre-application response from HBC indicated that 53
dwellings would not breach the Policy guidelines.
Developer Responses:
• An acoustic report would be submitted with the
application. However, work has already been undertaken
with pre-application enquiry and a noise and ecology
report already submitted to show that the site was
deliverable in principle.
• Information submitted indicated that the noise and other
constraints are capable of full mitigation.
• Planning application is likely to be submitted after
consultation with local community, as suggested in the
Statement of Community Involvement. Spring 2014 may
be a suitable time for submission.
Councillor Questions
Q – Would you be prepared to put the plans
before the Emsworth Design Panel?
A – Yes.
Councillor Questions
Q – Can you confirm there will be adequate noise and
landscape screening between the development and the
A27? If so, what will this comprise? Would the footpath
be safe in terms of crime risk?
A – The plans show a comprehensive landscape buffer
along the boundary with A27. Landscaping would be
provided along with a potential acoustic fence – 2.5m
high. Footpath link to service station should not be too
dark so mitigation is required in terms of external lighting
however, it does need to be kept reasonably open in
terms of landscaping to reduce risk of crime. HBC
Landscape Officers and the Crime Prevention Officer
would be consulted at the application stage.
Councillor Questions
Q – The current plans raise concerns with regards to
access into the site from Coldharbour Farm Road, which
includes parking along one side of the road. This raises
concerns that it may block the road to other traffic.
A – There are already parked cars at Coldharbour Farm
Rd. Highway consultants have advised the developer
that Horndean Rd is capable of absorbing traffic from 53
dwellings. No objection has previously been raised with
the access arrangements from HBC in their preapplication response. We will look again at the parking
arrangements.
Councillor Questions
Q – Drainage issues – how would it work? Have you
consulted with EA on the overall scheme for Emsworth
Flood Alleviation Scheme? Are you looking at this site in
isolation? Would you cooperate with other agencies?
A – Yes, we have consulted with Ian Miller from the EA on
the best form of arrangement. However, we have not
been privy to details to what is proposed by the EA for
the wider scheme to the north and south of the site at
this stage. This would be the next stage of discussion.
EA are satisfied with the proposed flood alleviation at the
site at this stage.
Footnote Post- Forum: Applicant’s agent notes that the reported local
footpath flooding beneath the A27 bridge is partly a result of water
discharge from the A27.
Councillor Questions
Q – Would developers be willing to make a contribution to
the Emsworth Flood Alleviation scheme?
A – That may be a condition of the grant of planning
permission. The development of the site must not
increase the flood risk to the wider area.
Councillor Questions
Q – Has air quality been taken into consideration given the
proximity to the A27?
A – Air quality has not yet been considered at this stage
however, we are aware of Environmental Health Officer
requirements. Noted that there may not be an issue as
the traffic, as pollution tends to increase where traffic is
slow moving or stationary which is not the case here.
Q – The footpath (FP71)which runs under the A27, has
been impassable from flood water in the past. Would the
development address this?
A –Yes as part of the wider flood alleviation for the site.
Councillor Questions
Q – As the crossing over the entrance to CH Farm is used
by school children, would any changes be made in terms
of traffic calming?
A –This would be further looked at the more detailed
planning application stage.
Q – Will the houses be suitable for life time living?
A – Yes a proportion can be built to this standard.
Q – Can the use of grey water be accommodated?
A – This would be part of code for sustainable homes as
per HBC local plan policy.
Councillor Questions
Q- What will the impact on the Horndean Rd junction be?
A – The traffic issue has been looked at by Highways
consultants and no objections raised by HBC Highways.
Councillor Questions
Q – The crossing at the top of Coldharbour Farm is part of
a crucial route to school. Where will the priority be of the
crossing? Cars leaving or people crossing?
A – There would be no footpath diversion however,
priorities would be looked at the planning application
stage.
Q – The emergency exit from and to the site – where will
this be? Not across the cricket pitch, for example could
the A27 provide an emergency vehicle access point?
A – Not aware that there is a separate emergency access
at present. Information will be provided to officers as
further pre-application information.
Councillor Questions
Q – Parking on the site – parking is tight even though they are built to
HBC standards.
A – Parking provision more than meets HBC standards.
Q – Is the flood basin included in the open space allocation? Can it
provide an ecological benefit containing some permanent water
rather than dry bed?
A – The flood basin does double up as part of the open space
provision, providing 0.4h compared with 0.3h requirement. It is a
basin which has very shallow sides and would be rarely underwater.
Perfectly useable for open space. In terms of it being an ecological
feature, the EA indicates some resistance as there is only a limited
amount of space and a wet pond reduces the capacity to attenuate
water. There may also be a potential safety issue.
Councillor Questions
Q – Is there an intention for there to be an emergency access to and
from petrol station?
A – No vehicular access would be included here. This would be a
proposed footpath/cycle link only.
Q – With regards to potential disruption of locals resulting from the
construction phase? What is the track record of the applicant?
A – The site location at the end of CH Farm Rd is isolated with no
adjoining neighbours and therefore potential disruption during
construction phase would be minimal. A condition would be
accepted to provide a construction management plan. A local
developer would be a more ‘neighbourly developer’. The developer
referred to the management of a recent site in Chichester.
Councillor Questions
Q – Would an acoustic fence be placed around the skate
park to avoid complaints of noise from future residents?
A – No as it proposed that the scheme would not be
isolated from community facilities, but be integrated.
However, the location and distances and footprint of
dwellings on that boundary will be looked at.
Q – Can the emergency access be linked to an existing
access behind the pavilion?
A – The developer will look at this possibility.
What Happens Next?
• Summary notes circulated to attendees
• Officers will discuss outcomes with
developer
• Developer will continue to develop
proposals and consider issues raised by
Forum
• Decision as to form of application and
timing of submission rests with developer.