This application is presented to Committee for determination as it has been referred by Cllr Olivia Sanders (Francois) for the following reason: 

 

Havering Grove Farm is a farmstead with a mixture of buildings. Due to cessation of these storage buildings a proposed development of four residential units is proposed.

 

These buildings will be constructed on the current hard standing therefore the green belt will not be harmed. It will vastly improve the appearance of the site given what is there currently.  The associated landscaping will also help to enhance the area.  As this proposal will see homes built instead of commercial storage, there will be a reduction in traffic movements on this small section of Rayleigh Road which will definitely be of benefit to the residents who live either side of the farm.

 

Mrs Sargeant presented the report to the committee.

 

Cllr Sanders (Francois) Ward Councillor, spoke in support of the application.

 

Members expressed that this application would improve the site as it is at present and that residents are in support of the application.  Discussion was had in relation to very special circumstances for allowing inappropriate development in the Green Belt.  It was considered that very special circumstances exist in this case as the proposal would enhance the landscape, visual amenity and biodiversity, as well as improving damaged and derelict land.

 

Following a full discussion, Cllr Parker  MOVED and Cllr Barber SECONDED

that the application be APPROVED.

 

A vote was taken, and Members voted as follows:

 

FOR: Cllrs Barber, Bridge, Jakobsson, Parker, Mrs Pearson and Wiles (6)

AGAINST: Cllrs Barrett, M Cuthbert, Mrs Gelderbloem, Fryd, Laplain, Mynott (6)

ABSTAIN:  (0)

 

The Chair used his casting vote, and the application was RESOLVED subject to the conditions:

 

Draft conditions have been sent to the Chair and Vice Chair and are copied below (please note these are still subject to agreement):

 

1.    The development hereby permitted shall be begun before the expiration ofthree years from the date of this permission.

 

Reason: To comply with Section   91(1) of the Town and Country Planning Act 1990, as amended by Section 51 ofthe Planningand Compulsory PurchaseAct 2004.

 

2.    The development hereby permitted shall not be carried out except in complete                                                accordance with the approved drawing(s) and documents listed above.

 

Reason: Toensure thatthe developmentis aspermitted bythe localplanning          authority.

 

3.    No development shall take place, including any ground works or demolition,until a Construction Environment Method Plan has been submitted to, and approved inwriting by, the Local Planning Authority. The approved Plan shall be adhered to  throughout the construction period. The Plan shall provide for:

i.              the parking of  vehicles of site operatives and visitors

ii.            a waste management plan

iii.           details of measures to minimise noise and vibration during construction and demolition

iv.           measures to control the emission of dust and dirt during construction

v.            route to be used by construction vehicles  to and from the site

vi.           loading and unloading of plant andmaterials

vii.          site set-up including arrangements for the storage of plant and materials used in constructing thedevelopment

viii.         wheel and underbody washing facilities

ix.           hours of works

 

Reason: To ensure that on-street parking of these vehicles in the adjoining streets does not occurand to ensure that loose materials and spoil are not brought out onto thehighway in the interests of highway safety and to minimise the impact of the construction of the development upon the environment.

 

4.    No development shall take place above slab level until samples of the materials to be used in the construction of the external surfaces of the buildings hereby permitted have been submitted to and approved in writing by the local planning authority. The inspection of material samples shall be undertaken on site unless otherwise agreed in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

 

Reason:  In order to safeguard the character and appearance of the area and for the avoidance of doubt.

 

5.    No development shall take place above slab level until detailed scaled plans of the detached garages (floor plans and elevations) at 1:100 or 1:50, including external materials to be used, have 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 ensure that the overall design and appearance of the garages are appropriate, to safeguard the character and appearance of the area and for the avoidance of doubt.

 

6.    Any contamination that is found during the course of construction of the approved development that was not previously identified shall be reported immediately to the Local Planning Authority. Development on the part of the site affected shall be suspended and a risk assessment carried out and submitted to and approved in writing by the Local Planning Authority. Where unacceptable risks are found remediation and verification schemes shall be submitted to the Local Planning Authority for approval in writing. These approved schemes shall be carried out before the development is resumed or continued. Following completion of measures identified in the approved remediation scheme, a verification report demonstrating the effectiveness of the remediation scheme carried out must be submitted to the Local Planning Authority for approval in writing.

 

Reason: To protect and prevent the pollution of controlled waters, future end users of the land, neighbouring land, property and ecological systems from potential pollutants associated with current and previous land uses.

 

7.    Prior to the first use/occupation of the development hereby approved, details of bat sensitive external lighting scheme for the development shall be submitted to and approved in writing by the local planning authority.  The details submitted shall include the luminance and spread of light and the design and specification of the light fittings.  All illumination within the site shall be retained in accordance with the approved details. There shall be no other lighting of the external areas of the site.

 

Reason: In the interests of biodiversity and to ensure that external lighting of the development does not result in excessive external light spill over existing light levels, particularly to the northern boundary. 

 

8.    No works except demolition shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme should include but not be limited to:

• Verification of the suitability of infiltration of surface water for the development. This should be based on infiltration tests that have been undertaken in accordance with BRE 365 testing procedure and the infiltration testing methods found in chapter 25.3 of The CIRIA SuDS Manual C753.

• Limiting discharge rates to 1.2l/s for all storm events up to and including the 1 in 100 year plus 40% allowance for climate change storm event subject to agreement with the relevant third party/ All relevant permissions to discharge from the site into any outfall should be demonstrated.

• Provide sufficient storage to ensure no off site flooding as a result of the development during all storm events up to and including the 1 in 100 year plus 40% climate change event.

• Demonstrate that all storage features can half empty within 24 hours for the 1 in 30 plus 40% climate change critical storm event.

• Final modelling and calculations for all areas of the drainage system.

• The appropriate level of treatment for all runoff leaving the site, in line with the Simple Index Approach in chapter 26 of the CIRIA SuDS Manual C753.

• Detailed engineering drawings of each component of the drainage scheme.

• A final drainage plan which details exceedance and conveyance routes, FFL and ground levels, and location and sizing of any drainage features.

• An updated drainage strategy incorporating all of the above bullet points including matters already approved and highlighting any changes to the previously approved strategy.

 

The scheme shall subsequently be implemented prior to occupation.

 

Reason: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site. To ensure the effective operation of SuDS features over the lifetime of the development, and to provide mitigation of any environmental harm which may be caused to the local water environment

 

9.    Prior to occupation a maintenance plan detailing the maintenance arrangements including who is responsible for different elements of the surface water drainage system and the maintenance activities/frequencies, has been submitted to and agreed, in writing, by the Local Planning Authority.

 

Should any part be maintainable by a maintenance company, details of long term funding arrangements should be provided.

 

Reason: To ensure appropriate maintenance arrangements are put in place to enable the surface water drainage system to function as intended to ensure mitigation against flood risk.

 

10. The applicant or any successor in title must maintain yearly logs of maintenance as agreed under condition No. 9 which should be carried out in accordance with any approved Maintenance Plan. These must be available for inspection upon request by the Local Planning Authority.

 

Reason: To ensure the SuDS are maintained for the lifetime of the development as outlined in any approved Maintenance Plan so that they continue to function as intended to ensure mitigation against flood risk.

 

11. No works except demolition shall occur until the existing pipes within the extent of the site, which will be used to convey surface water, are cleared of any blockage and are restored to a fully working condition

 

Reason: To ensure that drainage system implemented at the site will adequately function and dispose of surface water from the site.

 

12. No development shall commence until an arboricultural method statement has been submitted to and approved in writing by the local planning authority.  The arboricultural method statement shall detail measures to protect existing trees during construction and specific management requirements for the veteran trees.  The development shall be carried out in accordance with the approved details. 

 

Reason: In order to ensure appropriate protection of the trees to be retained on site.

 

13.  The development shall be carried out to ensure that all mitigation and enhancement measures as detailed in the Ecological Assessment (December 2021) are carried out.  Furthermore within 3 months of commencement of the development an updated badger survey should take place the details of which, along with any required mitigation measures, shall be submitted to and approved in writing by the local planning authority.  The development shall then be carried out in accordance with any additional mitigation agreed. 

 

Reason: To conserve and enhance protected and priority species and allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife and Countryside Act 1981 as amended and s40 of the NERC Act 2006 (priority habitats and species).

 

14. No development above slab level shall take place until a scheme of soft landscaping for the site has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall indicate the existing trees shrubs and hedgerows to be retained, the location, species and size of all new trees, shrubs and hedgerows to be planted or transplanted and those areas to be grassed.  The approved scheme of soft landscaping works shall be completed during the first planting season after the date on which any part of the development is commenced or in accordance with a programme to be agreed in writing by the local planning authority Any newly planted tree, shrub or hedgerow or any existing tree, shrub or hedgerow to be retained, that dies, or is uprooted, severely damaged or seriously diseased, within five years of the completion of the development, shall be replaced within the next planting season with another of the same species and of a similar size, unless the local planning authority gives prior written consent to any variation.

 

Reason:  In order to safeguard and enhance the character and appearance of the area.

 

15. No development above slab level shall take place until details of a hard landscaping scheme for the site have been submitted to and approved in writing by the Local Planning Authority. The hard landscaping scheme shall include surfacing materials; car parking layouts; other vehicle and pedestrian access and circulations areas; hard surfacing materials; and any proposed functional services above ground as well as existing and proposed ground levels. The development shall then be carried out in accordance with the approved hard landscaping scheme and retained as such thereafter. 

Reason:  In order to safeguard and enhance the character and appearance of the area.

 

16. The development shall not be occupied until details of the treatment of all boundaries including drawings of any gates, fences, walls or other means of enclosure have been submitted to and approved in writing by the local planning authority.  The approved boundary treatments shall be completed prior to the first occupation of the development and shall thereafter be permanently retained and maintained.

 

Reason:  In the interests of safeguarding the character and appearance of the area and living conditions of adjacent occupiers.

 

17. The development shall not be occupied until the infrastructure for the fastest available broadband connection installed on an open access basis has been provided for the future occupants of the building.

 

Reason: in order to ensure that new developments are connected to digital infrastructure in accordance with policy BE07 of the Brentwood Local Plan.

 

18. No development above slab level shall take place until details of:

·         measures to ensure that the building does not exceed 110 litres per person per day;

·         measures to provide wastewater infrastructure capacity;

·         measures to achieve lower water consumption rates and to maximise futureproofing;

·         measures to demonstrate the development would not have an adverse impact upon the sewerage network;

·         measures to improve water quality and protect the quality and functioning of existing water courses/groundwater.

 

have been submitted to and approved in writing by the Local Planning Authority. Where adverse impacts are identified, mitigation measures shall be set out. The development shall be implemented as approved.

 

Reason: in order to ensure that the proposed development incorporates the sustainable principles in relation to policy BE02 of the Brentwood Local Plan.

 

19. No development above slab level shall take place until a sustainability statement has been submitted to and approved in writing by the local planning authority.  The sustainability statement shall outline the approach of the development to:

·         Adaptation to clime change;

·         Carbon reduction;

·         Water management;

·         Site waste management;

·         Use of materials.

 

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

 

  Reason: in order to ensure that the proposal development incorporates the carbon reduction and renewable energy principles in relation to policy BE01 if the Brentwood Local Plan.

 

20. Prior to first occupation the cycle parking shall be provided in accordance with the adopted Parking Standards. The approved facility shall be secure, convenient, covered and retained at all times.

 

Reason: To ensure appropriate cycle parking is provided in the interest of highway safety and amenity.

 

21. Prior to first occupation of the dwelling to which it relates, the onsite vehicle parking shall be provided as shown in principle on the approved plans.  Furthermore, a fast charging point shall be provided adjacent to at least one parking space for each new dwelling.  The vehicle parking areas shall be retained in the agreed form at all times. 

 

Reason: To ensure adequate parking is provided and to promote and facilitate the uptake of electric vehicles on the site in order to minimise emissions and ensure no deterioration to the local air quality.

 

22. Prior to the first occupation of each dwelling, the Developer shall be responsible for the provision, implementation and distribution of a Residential Travel Information Pack for sustainable transport, which shall have been submitted to and approved in writing by the Local Planning Authority.  The packs are to include six one day travel vouchers for use with the relevant local public transport operator. These packs (including tickets) are to be provided by the Developer to each dwelling free of charge.

 

Reason: In the interests of reducing the need to travel by car and promoting sustainable development and transport.

 

23. The existing building(s) or parts of buildings on the site indicated on the approved drawings and/or specifications for demolition shall be demolished and all materials arising shall permanently be removed from the site prior to the first occupation of any part of the development hereby permitted.

 

Reason - In the interests of maintaining the openness of the Green Belt.

 

24. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any order revoking, re-enacting or modifying that Order), the dwelling hereby permitted shall not be extended or enlarged in any way without the prior grant of specific planning permission by the local planning authority.

 

Reason – To prevent the creation of a dwelling of disproportionate size that would conflict with the policies of restraint within the Green Belt.

 

25. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any order revoking, re-enacting or modifying that Order) no development falling within Schedule 2, Part 1, Class E of that Order ('buildings etc incidental to the enjoyment of a dwellinghouse') shall be carried out without the prior grant of specific planning permission by the local planning authority.

 

Reason - To prevent the creation of a dwelling of disproportionate size that would conflict with the policies of restraint within the Green Belt and to limit the further spread of built form of adjunct and incidental outbuildings, within the curtilage of the dwellinghouses, into the Green Belt.