Agenda item

Steve King, Planning Application Team Leader introduced the report for reserved matters application relating to outline application AP/16/0038 (DM/15/4094) seeking the approval of layout, scale, appearance and landscaping, amended plans received on 26 September showing revised levels, revised house types and revised layout.   He highlighted the Agenda Update Sheet detailing the drainage officer’s comments which advised that the Drainage Engineer was satisfied with the proposed means of drainage and additional background information relating to the signed Section 106 agreement.

The Team Leader confirmed that outline permission had been granted by the Secretary of State (SoS) and the means of access was also approved. The developer is seeking consent for the reserved matters of appearance, landscape and scale on a green field site which has significant falls in levels within the site.  He noted that the development is for 60 dwellings including 18 affordable units.  He showed Members a slide showing the adjacent areas of ancient woodland around the site and noted that the 15m buffer zone extended into the gardens of established properties to the north.  He confirmed that the dwellings would have a traditional design approach, and the buildings would be grouped with regard to the building materials used to give the scheme some cohesion.  The Team Leader highlighted that the principle of the development had been established as planning had been granted. He noted that there was a minor conflict with the Neighbourhood Plan in respect of the housing mix but in the officer’s view this was not a reason to refuse the reserve matters application. The Team Leader advised that in officers view the housing mix was appropriate and that when read as whole the scheme complied with the development plan.

Steve Brown, agent for Taylor Wimpy noted the detailed scheme which takes a sensitive approach to landscaping and ecology.  The scheme follows a collaborative approach with officers, residents and the statutory consultees.  He noted the benefits of the scheme, an ecology led and sustainable development using a fabric first efficiency approach, the mix dwelling types and sizes with 80% being smaller homes, and the Section 106 agreement of approximately £1m to the local infrastructure.

Councillor Gibson, Ward Member for Crawley Down suggested that the proposed footpath within the 15ms ancient woodland buffer zone alongside Burleigh Wood conflicts with best practice as set out in the Mid Sussex Design Supplementary Planning Document. He requested that this is removed.  He noted that a wildlife corridor ran across the middle of the site and asked that the Committee impose a condition requiring the lighting to be low level bollards providing 3200K yellow light.  The Ward Member highlighted surveys in 2104 and 2019 which established a local need for 2 bed properties and the Crawley Down Neighbourhood Plan sets separate targets for the housing mix of market and affordable homes.   He advised that this application conflicted with this policy and the housing mix in the outline application approved by the Secretary of State did not have this conflict.  He suggested that the number of two bed market properties should be increased to 12.

The Chairman asked the Team Leader to respond to the issues raised by the Ward Member.

The Officer confirmed that the 15m buffer zone on the west would extend from the edge of woodland to the edge of development site and that the plans showed a mown grass path within the 15m buffer zone.  He noted that the path would be fenced off on the western side to prevent access to the woodland.  The Committee were informed that the neighbouring site to the southwest was designed so a linking path could be constructed if the site the subject of this planning application was brought forward for development.  The officer highlighted that the plots on the adjacent site had been sold with no proposed link to this development.  The officer stated that he had been advised that there could be legal issues if a link pedestrian link was provided now because the developers of the neighbouring site had sold the properties without a link being in place. As such the neighbouring developers were not prepared to provide a pedestrian link to this site. The Planning Applications Team Leader advised that the SoS was happy with the previous scheme even if no link was provided. 

The Officer advised that condition 6 by the SOS related to wildlife matters and set out a number of criteria of details to be provided, including a lighting plan with dark light route for bats.  This would form a separate application once the reserved matters have been approved.  He highlighted that the report details the housing mix on pages 61 and 62, and it is in accordance with the Development Plan.  The Committee were reminded that they must consider the Development Plan and Neighbourhood Plan as a whole, and the application does not have to comply with each policy in each document.  He confirmed that overall there is a good mix of dwellings sizes and overall it is in compliance with the Development Plan. 

Tom Clark, Solicitor to the Council noted that even though there is a shortfall on smaller market houses and the development included some 4 bed houses, there is a good mix of dwellings in the entire development.

A Member expressed concern that the sustainability officer had made no comment in the report and that policy DP 39, the design of houses, should be considered.

The Team Leader reminded the Committee that the principle of the development had been established.  He noted that page 55 detailed the fabric first approach adopted by the developers, which make the dwellings energy efficient rather than using bolt-ons like solar panels. . He highlighted the Government’s recent consultation on changes to building regulations which looked to move to an approach of using building regulations as method of getting more sustainable houses built in the future.

The Chairman noted that the developers have used a sustainable approach which is spread throughout the report.

The Officer advised that the scheme approved by the SoS predates the District plan and the applicant’s sustainability approach is fabric first.

A Member welcomed the collaborative approach of the applicant in working with the Parish Council and noted that only.one letter of objection had been received.  He highlighted that the Section 106 funds had been agreed.  He expressed concerned with the water drainage but noted that it has been signed off by the drainage officer, so he supports the application.

Members queried whether the green pathway within the 15m buffer is strictly required, expressed concern over lighting levels around the woodland in relation to the ecology and the movement of wildlife along the corridor.  They asked whether a condition could be added for low level bollard lights to be included.

The Team Leader advised that the request will be noted, and if it is appropriate the officers will consult with the applicant when the details come in.  He confirmed that the mown path is important as it allows access along the side of the site, and no ecological objection had been received.

A Member noted the wildlife that had been observed at the site visit and enquired whether the fence would impede the movement of the deer.

The Chairman noted that the height of the fence would not interfere with the movement of the deer and they would find other routes away from the public

As there were no further questions the Chairman took the Committee to the recommendations and the Committee agreed, one Member abstained.

RESOLVED

That planning permission be granted subject to the conditions contained in Appendix A and amendments contained in the Agenda Update Sheet.