South Northamptonshire Council Planning Committee...

South Northamptonshire Council

Planning Committee

Minutes of a meeting of the Planning Committee held at The Forum, Moat Lane, Towcester, Northants NN12 6AD on Thursday 3 October 2019 at 2.15 pm.

Present Councillor Richard Dallyn (Chairman) Councillor Ken Pritchard (Vice-Chairman)Councillor Phil BignellCouncillor Rebecca BreeseCouncillor John BuddenCouncillor Carole ClarkeCouncillor Karen CooperCouncillor Steven HollowellCouncillor Martin JohnsCouncillor Mary-Anne Sergison-BrookeCouncillor John TownsendCouncillor Elaine WiltshireCouncillor Paul Wiltshire

Apologies for Absence:

Councillor Lisa Samiotis

Officers: Jim Newton, Assistant Director: Planning & EconomyPaul Seckington, Senior Manager of Development ManagementWayne Campbell, Principal Planning OfficerSuzanne Taylor, Principal Planning OfficerMatthew Barrett, SolicitorLesley Farrell, Democratic and Elections Officer

50 Declarations of Interest

Councillor Steven Hollowell declared a general Non Statutory Disclosable Interest in all archaeological aspects of planning applications, as a member of the Northamptonshire Archaeological Society.

51 Minutes

The Minutes of the meeting of the Committee held on 5 September 2019 were agreed as a correct record and signed by the Chairman.

52 Chairman's Announcements

The Chairman made the following announcements:

Planning Committee - 3 October 2019

1. Members of the public were permitted to film, broadcast and report on the meeting, subject to the efficient running of the meeting not being affected.

2. Only those people who had registered, in line with the Committee’s speaking procedure, could address the Committee. Members of the public were requested not to call out during the Committee’s discussions on any item.

3. There were no planned fire drills so if the alarm did sound, evacuation instructions would be given by officers.

4. Could mobile phones please be switched off.

53 Proposed Pre-Committee Site Visits (if any)

The Chairman advised that there were no pre-Committee site visits proposed.

54 Land at Lyne Walk, Hackleton, Northants

The Committee considered application S/2019/1479/MAF for the construction of 21 entry level, affordable homes and associated infrastructure at land at Lyne Walk, Hackleton, Northants for Larkfleet Homes.

Bob Atkinson, local resident, addressed the committee in objection to the application.

It was proposed by Councillor Townsend and seconded by Councillor Hollowell that consideration of application S/2019/1479/MAF be deferred for a site visit.

Resolved

(1) That consideration of application S/2019/1479/MAF be deferred for a site visit

55 Land Bounded by New Sandy Lane to the East and Land to the West of New Sandy Lane

The Committee considered application S/2017/2270/EIA an outline application for the demolition of existing barns and the erection of up to 1750 dwellings, a primary school, A mixed use Local Centre (Uses A1-A5, D1), together with associated public open space, landscaping, highways sustainable drainage systems, and all ancillary infrastructure works, including a new primary sub-station. (Application accompanied by an Environmental Statement) at Land Bounded by New Sandy Lane to the East and Land to the West of New Sandy Lane for J S Bloor (Northampton) Limited. This is a dual application also being dealt with by Daventry District Council REF: DA/2017/0889

Parish Councillor Matt Golby addressed the committee on behalf of Duston Parish Council.


Robert White, Agent for the applicant addressed the committee in support of the application.

In reaching its decision the committee considered the officer’s report and presentation, the written update and the address of the public speakers.

Resolved

(1) That authority be delegated to the Assistant Director for Planning an Economy to grant permission for application S/2017/2270/EIA subject to:

i. Informing the Secretary of State that the Council intends to grant permission.

ii. The completion of a planning obligation under section 106 of the Town and Country Planning Act 1990, as substituted by the Planning and Compensation Act 1991, to secure the following (and any amendments as deemed necessary):

a) Provision of 26% (average across all phases) affordable housing on site;

b) Provision of Community Building – not less than 600sqm internal floor area (based on Sport England specification) plus payment of a financial contribution for maintenance of £298.88 per sqm = £179,328 (index linked);

c) Provision of Amenity Open Space of 14.94ha proposed plus payment of a financial contribution towards maintenance of £9.32 per sqm = £1,392,408 (index linked);

d) Provision of Play Areas - 2 x LAP (400sqm min + 100sqm buffer); 2 x LEAP/LAP combined (4000sqm x 2 =80000sqm) and 1 x NEAP (85000sqm) - Total Play Provision = 17,500sqm plus payment of a financial contribution towards maintenance of £631,264.45 (index linked);

e) Allotments – Provision of 1.45ha land within the Application A site plus payment of a financial contribution towards maintenance of £61,176.72 (index linked);

f) Outdoor Sports – Provision of 2 x senior football pitches and 2 x junior football pitches plus car park = 9.31 ha plus payment of financial contributions towards maintenance of £75,285.99 x 2 = £150,571.98 for senior pitches and £64,314.56 x 2 = £128,629.12 for junior pitches = Total sports pitches maintenance contribution of £279,201.10 (index linked);

g) Provision of a sports pavilion (6 team changing room and club room) plus payment of a financial contribution towards maintenance of pavilion of £73,301.85 (index linked);

h) Payment of a financial contribution towards North West Relief Road of £2,800 per dwelling (£1,680,000 for phase 1 and £3,320,000 for phase 2) (index linked);

i) Payment of a financial contribution towards Northampton Growth Management Scheme (NGMS) of £426.63 per dwelling (index linked);


j) Payment of financial contributions towards off-site highways mitigation works: £143,770.37 towards St James’s Corridor Scheme; £534,000 towards A428 Harlestone Rd/Quarry Road/Lodge Way junction; £149,000 towards A5076 Danes Camp Way/Hunsbury Hill Avenue/Hunsbarrow Road junction (index linked);

k) Payment of financial contributions towards Public Transport of £1000 per dwelling: extended bus service (plus enhanced bus service once development exceeds 430 occupations including a ‘half hourly’ service on occupation of the 875th dwelling and a ‘twenty minute’ service on occupation of 1,400th dwelling – capped at £1,750,000

l) Provision of 1 No. 28 day bus ‘taster’ pass per dwelling;m) Payment of a financial contribution towards NHS primary healthcare of

£779.14 per dwelling (index linked) likely to be nominated for the expansion of the existing St Lukes PCC at Duston;

n) Payment of a financial contribution towards the provision of refuse/recycling bins for the development of £70 per dwelling (index linked);

o) Payment of a financial contribution towards Early Years Education - cost per dwelling dependent upon number of bedrooms: 1 bed = £0, 2 bed = £3,724, 3 bed = £3,972, 4+ bed = £4,220 (index linked);

p) Primary Education - 2.5 form entry primary school required – provision of 3.11ha land within the application sites and payment of a financial contribution of £7,500,000) (index linked);

q) Payment of a financial contribution towards libraries - cost per dwelling dependent upon number of bedrooms: 1 bed = £109, 2 bed = £176, 3 bed = £239,4+ bed = £270 (index linked);

r) Payment of the Council’s monitoring costs of £5000 (index linked);

iii. The draft conditions set out below (and any amendments to those conditions are deemed necessary following discussion with the applicant and Daventry District Council)

DRAFT CONDITIONS

TIME LIMITS AND GENERAL IMPLEMENTATION CONDITIONS

1. (a) Application for approval of all the reserved matters for the first Phase or the first Sub-Phase of the development shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. Development within the first Phase or the first Sub-Phase shall be begun either before the expiration of five years from the date of this permission or before the expiration of two years from the date of approval of the last reserved matters to be approved for the first Phase or first Sub-Phase whichever is the later.

(b) Application for approval of all the reserved matters for the subsequent Phases or Sub-Phases of development shall be made to the Local Planning Authority before the expiration of 11 years from the date of this permission. Development within those subsequent Phases or Sub-Phases shall be begun


before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved for that Phase or Sub-Phase.

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995 (as amended).

2. No part of the built development hereby permitted on a development parcel shall be commenced on a particular phase or sub-phase (as referred to in Condition 5) until full details of the layout, scale, appearance and landscaping within the parcel (hereinafter called "the reserved matters") 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. The reserved matters must also include the following:a) details for the spine road to include a shared space in accordance with that identified on page 69 of the submitted Design and Access Statement;b) Where it is intended to create semi-natural habitats, all species used in the planting proposals shall be locally native species of local provenance unless otherwise agreed in writing with the local planning authority.

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 6 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 and in the interests of highway safety and to protect wildlife etc in accordance with Policy G3 of the South Northamptonshire Local Plan.

3. The development shall be carried out in accordance with the approved plans:

Site Boundary – UD01 dated 09 June 2017Land Use and Density Parameter Plan – UD02 dated 09 June 2017Green Infrastructure Parameter Plan – UD03 dated 09 June 2017New Sandy Lane Access Plan – ITM9047 SK026 rev F dated 26 June 2018Port Road Access Plan – ITM9047 SK028 rev C dated 06 October 2018Port Road Footway Plan – ITM9047 SK025 dated 30 June 2016Roman Road Access Plan – ITM9047 SK027 rev C dated 15 August 2018

and the following submitted documents/details:

Environmental Statement dated August 2017 and its technical appendices (reference 2015.002 and the Environmental Statement Addendum received 25 June 2018 (reference Cotswold Archaeology report ref 661042 rev C dated 20/03/18)

unless a non-material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure) (England) Order 2015.


Reason: To clarify the permission and for the avoidance of doubt and to ensure compliance with the Environmental Statement dated August 2017 and its technical appendices and Addendum as the application was determined on the basis of the submitted plans, as were the significant environmental effects, and to ensure that the principles established in the outline application are reflected in the development and all applications for the approval of reserved matters.

4. The Development hereby permitted (The Development) shall comprise no more than:• 1,750 dwellings;• Local Centre of 1.71ha total comprising:Retail Units – A1/A2/A3/A4/A5 with car parking and service areas;Non-residential institutions - D1 to include a Community Hall of no less than 600sqm plus car parking;• Primary School – 1x three form entry school on a 3.11ha site.• Sports pitch complex of 9ha with facility for 6 teams changing, clubroom, storage and car parking • Green Infrastructure and open space of no less than ?27.35ha?

Reason: (1) To clarify the permission, for the avoidance of doubt The application was submitted and considered on this basis, as were all significant environmental effects. (2) In order to limit the quantum and mix of development (in accordance with the conclusions of the Transport Assessment) and the impact of traffic generated on the highway network.

5. With or prior to the first submission of reserved matters application for built development, a Site Wide Phasing Programme shall be submitted to and approved in writing by the Local Planning Authority. The Site Wide Phasing Plan shall include the following;a) Identify phases, sub-phases and as appropriate, development parcels as

known and taking account of the latest information about the site; b) Indicate the sequence in which the whole of the development authorised

by this planning permission is intended to be carried out. The Phasing Programme shall provide details of the precise location and extent of individual development phases, reference to the type (including details of highways, schools, sporting provision and other infrastructure and structural landscaping) and extent of any development in each phase, a description and the intended timing of the commencement and completion of each phase; and

c) The provision of all agreed elements in the Phasing Programme shall be carried out in accordance with the approved Phasing Programme and the time triggers specified in it and each reserved matters application shall refer to (a) phase(s), sub-phase(s) or part thereof identified in the approved phasing plan.

Any subsequent amendment to the phasing of the development shall be

submitted to the Local Planning Authority in the form of a revised phasing plan and approved in writing by the Local Planning Authority.


Reason: To ensure a satisfactory form of development throughout the duration of the construction phase and to comply with Policy G3 of the South Northamptonshire Local Plan and the aims of the NPPF.

6. If a phase or sub-phase the development hereby approved does not commence (or, having commenced, is suspended for more than 12 months) within 5 years from the date of the planning consent, the approved ecological measures secured through Conditions ? and ? shall be reviewed and, where necessary, amended and updated. The review shall be informed by further ecological surveys commissioned to i) establish if there have been any changes in the presence and/or abundance of relevant habitat and/or species and ii) identify any likely new ecological impacts that might arise from any changes. Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new or amended measures, and a timetable for their implementation, will be submitted to and approved in writing by the local planning authority prior to the commencement of that phase or sub-phase of development. Works will then be carried out in accordance with the proposed new approved ecological measures and timetable.

Where the approved development is to proceed in a series of phases over 11 years, further supplementary ecological surveys for relevant habitats and/or species shall be undertaken to inform the preparation and implementation of corresponding phases of ecological measures required through Condition(s) ??. The supplementary surveys shall be of an appropriate type for the above habitats and/or species and survey methods shall follow national good practice guidelines.

Reason: In the interests of protecting and preserving wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BEFORE BUILT DEVELOPMENT COMMENCES

7. No part of the built development shall take place in any Phase or Sub-Phase until a Design Code relating to that Phase or Sub-Phase has been submitted to and approved in writing by the Local Planning Authority. The Design Codes shall provide, where relevant, details and guidance in respect of:

(a) Residential Areas: Including information on character areas, densities, block types, building types, clustering of affordable housing, the palette of materials, architectural details, building heights, building lines and boundary treatments.

(b) Local Centre: Including Information on design, form, character, scale, public realm and palette of materials.


(c) Streets: including information on the hierarchy, nature and form of streets, cycleways and footways; cross sections; character; materials, permeability and street landscaping (d) Non-Vehicular Movement: Including information on the framework and hierarchy for pedestrians, cyclists and horse riders, rights of way, desire lines, and connectivity, materials, landscaping and surveillance(e) Parking: Information on car, lorry and cycle parking standards for residential, employment, commercial, leisure and schools(f) Landscape: including information on landscaped areas and green infrastructure including: amenity spaces; public open space; parks and play areas, street furniture; conservation of flora and fauna; and biodiversity mitigation measures.(g) Drainage: details of surface and foul water drainage (h) Crime Prevention: Information on all residential, commercial, employment, leisure and public areas.(i) Fire Hydrants: A scheme for the location of (on average) one fire hydrant for every 50 dwellings(j) Electricity Sub Stations: A scheme for the location of electricity sub stations where necessary

The Development shall be carried out in accordance with the principles of the approved Design Codes.

Reason: To ensure that the development is to an acceptable standard of design and acceptable levels of residential amenity in accordance with saved policies G3 and EV1 of the 1997 South Northamptonshire Local Plan and Para 58 of the NPPF.

8. No built development shall take place in any phase, sub-phase or development parcel until a Construction Environment Management Plan for that phase, sub-phase or development parcel has been submitted to and approved in writing by the Local Planning Authority and shall be based upon Appendix C1 of the submitted Environmental Statement (WPP, Ref 2015.002.021a, dated August 2017) together with prevailing British Standards and best practice guidance where relevant. The Construction Environment Management Plan shall include and specify the provision to be made for the following:

(a) Dust mitigation measures during the construction period (see Informative ?? for more details);(b) Control of noise emanating from the site during the construction period (see Informative ?? for more details);(c) The location of the constructor’s compound(s) including provision for the storage of plant, machinery and materials.(d) Enclosure of phase or sub-phase development sites;(e) Provision for all site operatives, visitors and construction vehicles loading, offloading, parking and turning within the site during the construction period;(f) Arrangements during the construction period to minimise the deposit of mud and other similar debris on the adjacent public highways; and


(g) Details for the advisory routing of the Heavy Goods Vehicle construction traffic.(h) Full details of the advisory offsite signage for the routing of Heavy Goods Vehicle construction traffic.(i) Full details and drawings of any proposed temporary accesses for construction works and details of remedial works (if applicable) along with any Safety Audit(s), if required by the Local Planning Authority.(j) Details of the route and type of construction of any temporary haul routes across the site.(k) Hours of Work; which should limit the hours of construction work including site clearance and delivery of materials to within the hours of 07.30 to 18.00 Monday to Friday and 08.00 to 13.00 on Saturdays and at no times on Sundays, Bank and Public Holidays.(l) Details of any foundation designs (including piling) and ground source heating and cooling systems using penetrative methods.(m) Details of a specific biodiversity Construction Environmental Management Plan shall be submitted in accordance with condition ??.(n) Details of a scheme for recycling/disposing of waste resulting from demolition and construction works.

The construction of the development shall thereafter be carried out in accordance with the approved Construction Environment Management Plan and Ecological Construction Method Statement for each Phase or Sub Phase unless otherwise approved in writing by the Local Planning Authority.

Reason: (1) In the interests of highway safety and in the interests of residential amenity in accordance with saved policy G3 of the South Northamptonshire Local Plan (2) To protect and prevent the pollution of controlled waters in accordance with saved policy G3 of the 1997 South Northamptonshire Local Plan and (3) to accord with the Environmental Statement dated [??] and its technical appendices [insert] and (3) In the interests of protecting and preserving wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

9. No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following.a) Risk assessment of potentially damaging construction activities. b) Identification of “biodiversity protection zones”. c) Practical measures (both physical measures and sensitive working

practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).

d) The location and timing of sensitive works to avoid harm to biodiversity features.

e) The times during construction when specialist ecologists need to be present on site to oversee works.

f) Responsible persons and lines of communication. g) The role and responsibilities on site of an ecological clerk of works (ECoW)

or similarly competent person.


h) Use of protective fences, exclusion barriers and warning signs.

The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.


10. No development shall commence until the role and responsibilities and operations to be overseen by an ecological clerk of works (ECoW) have been submitted to and approved in writing by the local planning authority. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.


11. No equipment, machinery or materials relating to a particular phase or sub-phase shall be brought on to the site for the purposes of built development and no development shall take place on any phase or sub-phase until the existing tree(s) and hedge(s) to be retained within that phase or sub-phase have been protected in the following manner unless otherwise previously agreed in writing by the Local Planning Authority; a) Protective barriers shall be erected around the tree(s) and hedges to a distance not less than a radius of 12 times the trunk diameter when measured at 1.5m above natural ground level (on the highest side) for single stemmed trees and for multi-stemmed trees/hedges 10 times the trunk diameter just above the root flare.b)The barriers shall comply with the specification set out in British Standard BS5837:2012 ‘Trees in Relation to Construction – Recommendations’ that is steel mesh panels at least 2.3m tall securely fixed to a scaffold pole framework with the uprights driven into the ground a minimum of 0.6m depth and braced with additional scaffold poles between the barrier and the trees/hedges at a minimum spacing of 3m. c)The barriers shall be erected before any equipment, machinery or materials are brought onto the site for the purposes of development and/or demolition and shall be maintained until all equipment, machinery and surplus material have been removed from the site. d) Nothing shall be stored or placed within the areas protected by the barriers erected in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made, without the written consent of the Local Planning Authority.e) No retained tree or hedge shall be removed, cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the prior written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in accordance with British Standard BS 3998 (Tree Work).f) If any retained trees or hedges are removed, cut down, uprooted or destroyed or die, they shall be replaced in the next planting season with others


of similar size and the same species, unless the Local Planning Authority gives written consent to any variation.

In this condition 'retained tree or hedge’ means an existing tree or hedge which is to be retained in accordance with the approved plans and particulars detailed under Condition 3 and those approved under Condition 3. Paragraphs (e) and (f) above shall have effect until the expiration of 5 years from the completion of that Phase or Sub-Phase.

Reason: To ensure the continued health of retained trees and hedges and in the interests of the visual amenity of the area and to comply with Policies G3 and EV21 of the South Northamptonshire Local Plan.

12. No built development shall take place on the first phase of development until the new site access off New Sandy Lane – a 3 arm roundabout shown indicatively on Drawing Number ITM90407-SK-06 Rev F has been implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.

Reason: To accord with Policy G3(B) of the South Northamptonshire Local Plan which requires that development shall have a satisfactory means of access and in the interests of highway safety and the convenience of users of the adjoining highway.

13. No built development shall take place on the first phase of the development until the new site access off Port Road – a 4 arm roundabout and widening of Port Road sufficient to allow access of bus services and service vehicles, along with proposed ‘gateway features’ shown indicatively on Drawing Number ITM9047-SK-028 Rev B has been implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


14. No built development shall take place on any subsequent phases of the development following Phase 1 until the new access off Roman Road – a 3 arm roundabout and widening of Roman Road sufficient to allow access of bus services and service vehicles, along with proposed ‘gateway features’ (shown indicatively on Drawing ITM9047-SK-027 Rev B) has been implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.



Application A only – 15. No built development shall take place on the first phase of development until

Port Road has been realigned in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.

Reason: To discourage rat-running through Harlestone and to accord with Policy G3(B) of the South Northamptonshire Local Plan which requires that development shall have a satisfactory means of access and in the interests of highway safety and the convenience of users of the adjoining highway.

16. No development shall take place on any phase, sub-phase or development parcel until full details of the surface water drainage scheme based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development for that phase, sub-phase or development parcel have been submitted to and approved in writing by the Local Planning Authority. The details shall be in accordance with the agreed strategy / approved details.

The scheme shall include:

Details (i.e. designs, diameters, invert and cover levels, gradients, dimensions and so on) of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets and attenuation structures.

Cross sections of all control chambers (including site specific levels mAOD).

Details of BRE 365 compliant infiltration testing to confirm those areas of the site where such a method of surface water disposal is viable (also taking into account geological hazard constraints to infiltration). In any area of the site where infiltration is deemed feasible as the primary means of surface water disposal, details will be provided demonstrating that soakaway’s can be emptied from full to half volume within 24 hours, in order to allow for the subsequent storm inflow. In areas of the site where infiltration testing and/or geological hazard constraints dictate that infiltration is not feasible as the primary means of surface water disposal, surface water shall be discharged to the watercourses within the site in accordance with the principles set out in the Flood Risk Assessment and Surface Water Management Strategy report (prepared by PBA, ref 37481/4001 revision B, dated 7 June 2017).

Reason: To ensure that the development/site is served by sustainable arrangements for the disposal of surface water, to comply with Government advice in the National Planning Policy Framework and Policy G3 of the South Northamptonshire Local Plan.


17. No occupation shall take place on any phase, sub-phase, or development parcel until details of a scheme for the implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include:

ii) a timetable for its implementation, and ii) a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.


18. No built development shall commence on a phase or sub-phase until details of all finished floor levels in relation to existing and proposed site levels and to the adjacent buildings for that phase have been submitted to and approved in writing by the Local Planning Authority. The details shall include confirmation that:

(a) Finished floor levels local to watercourses should be checked at detailed design stage and raised to a minimum 300mm above the 1 in 200 year plus 25% climate change flood level of the nearest modelled node. (b) Finished floor levels shall also be above the 1 in 200 year plus 35% climate change level and 1 in 1000 year level. (c) Areas around the culvert beneath New Sandy Lane should also be designed with respect to the flood level determined in the event of a blockage occurring.(d) The development hereby permitted shall be constructed in accordance with the approved levels/

Reason: In order to safeguard the visual amenities of the area in accordance with Policy G3 of the South Northamptonshire Local Plan and to protect the development and its occupants from an increased risk of flooding from surface water.

19. No built development shall take place on any phase, sub phase or development parcel until a foul water strategy for that phase or sub-phase has been submitted to and approved in writing by the Local Planning Authority. No dwellings in that phase, sub-phase or development parcel shall be occupied until the works have been carried out in accordance with the foul water strategy so approved, unless otherwise approved in writing by the Local Planning Authority.


Reason: To ensure satisfactory drainage of the site in the interests of achieving sustainable development, public health, to avoid flooding of adjacent land and property and to comply with Government advice in the National Planning Policy Framework and Policy G3 of the South Northamptonshire Local Plan.

20. No building works, which comprise the erection of a building required to be served by water services, shall be undertaken in connection with any phase sub-phase, or development parcel until full details of a scheme including phasing, for the provision of mains foul water drainage on and off site has been submitted to and approved in writing by the Local Planning Authority for that phase, sub-phase or development parcel. The development shall be implemented in accordance with the details hereby approved. Within each phase or development parcel, no building shall be occupied until the works have been carried out in accordance with the approved scheme.


21. No development of any phase, sub-phase or development parcel hereby permitted shall take place until a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model has been carried out for that phase, sub-phase or development parcel by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and has been submitted to and approved in writing by the Local Planning Authority. No development shall take place on any phase, sub-phase or development parcel until the Local Planning Authority has given its written approval that it is satisfied that no potential risk from contamination has been identified.

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use to comply with Policy G3 of the South Northamptonshire Local Plan.

22. If a potential risk from contamination is identified as a result of the work carried out under condition [11.30], prior to the commencement of the development on that phase, sub-phase or development parcel hereby permitted, a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals shall be documented as a report undertaken by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and submitted to and approved in writing by the Local Planning Authority. No development shall take place on that phase, sub-phase or development parcel unless the Local Planning Authority has given its written approval that it


is satisfied that the risk from contamination has been adequately characterised as required by this condition.

Reason: To ensure that any ground and water contamination is adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Policy G3 of the South Northamptonshire Local Plan.

23. If contamination is found by undertaking the work carried out under condition [11.31], prior to the commencement of the development on any phase, sub-phase or development parcel hereby permitted, a scheme of remediation and/or monitoring to ensure the site is suitable for its proposed use shall be prepared by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and submitted to and approved in writing by the Local Planning Authority. No development on any phase, sub-phase or development parcel shall take place until the Local Planning Authority has given its written approval of the scheme of remediation and/or monitoring required by this condition.

If during development, contamination not previously identified is found to be present at the site, then no further development in that phase shall be carried out until a remediation strategy has been submitted to and approved in writing by the local planning authority, detailing how this contamination shall be dealt with. Thereafter the approved remediation strategy shall be implemented and the development completed accordingly.


24. No built development shall take place on any phase, sub-phase or development parcel until a scheme for the installation of Electric Vehicle charging infrastructure (ducting) has been submitted to and agreed in writing by the Local Planning Authority for that phase, sub-phase or development parcel. The scheme shall make provision for ducting and shall include details and locations of such provision taking into consideration the availability of electrical supply (therefore it should be designed with reference to information held by the local distribution network operator).

Such provision shall be formed and laid out in accordance with the approved details before usage of the parking spaces commences and shall remain in place thereafter.

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Government advice in the National Planning Policy Framework 2018, paragraph 110.


25. No built development shall take place on relevant phases, sub-phases or development parcels until a scheme(s) to mitigate impacts from noise source(s) detailed in Cole Jarman Noise Assessment Report 16/0102/R02//3 dated 26 April 2017 and associated Appendices E1, E2, E3 and E4 of the Environmental Statement has been submitted to and approved in writing by the local planning authority for that phase, sub-phase or development parcel. The said scheme shall detail which measures are necessary to achieve the specified criteria detailed in that report for each of the approved uses whether residential or non-residential. Any additional noise measurements and or assessments shall also be submitted as part of any application where necessary. The approved scheme(s) shall be implemented and maintained in accordance with the approved details for the life span of the approved development.

Reason: To ensure the creation of a satisfactory environment free from intrusive levels of noise and to comply with Policy G3 of the South Northamptonshire Local Plan.

26. No development shall commence on any phase, sub-phase or development parcel until a scheme and timetable detailing the provision of fire hydrants and their associated infrastructure for that phase, sub-phase or development parcel has been submitted to and approved in writing for that phase by the Local Planning Authority. The fire hydrants and associated infrastructure shall thereafter be provided in accordance with the approved scheme and timetable.

Reason: To ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire.

27. No development shall commence on any phase, sub-phase or development parcel until a scheme for the provision of affordable housing as part of the development for that phase, sub-phase or development parcel has been submitted to and approved in writing by the local planning authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex B of PPS3 or any future guidance that replaces it. The scheme shall include:

i) the numbers, type, tenure and location on the site of the affordable housing provision to be made which shall specify the % of housing units/bed spaces; ii) the timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing; iii) the arrangements for the transfer of the affordable housing to an affordable housing provider [or the management of the affordable housing] (if no RSL involved); iv) the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and v) the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.


Reason: To deliver a wide choice of high quality homes and to ensure the appropriate provision of affordable housing in accordance with the National Planning Policy Framework and Policy H7 of the South Northamptonshire Local Plan.

28. No built development shall take place on any phase, sub-phase or development parcel unless and until there has been submitted to and approved in writing by the LPA an Open Space Strategy which shall include the specification, the timing of the completion or and arrangements for the management of:-

All areas of informal and formal open space identified on Fig ?? of the Illustrative Landscape Plans Playing fields/sports pitchesOther outdoor sports facilitiesChildren’s play areas including ?LEAP’s and ?NEAPSustainable Urban Drainage Systems, watercourses and other water bodiesGreen Infrastructure linkages including pedestrian and cycle links and public rights of way and bridlewaysThe development shall thereafter be carried out in accordance with the approved Open Space Strategy

Reason: To ensure the provision of adequate play areas for residents, to safeguard the long-term future of the play areas and in order to protect the residential amenities of nearby residents and the visual amenities of the area in accordance with Policy G3 of the South Northamptonshire Local Plan.

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE SPECIFIC CONSTRUCTION WORKS TAKE PLACE

29. No more than 430 dwellings shall be occupied until the New Sandy Lane Relief Road is constructed and operational, in accordance with the recommendation in the Transport Assessment (iTransport, ref ITM9047-009C, dated July 2017).


30. No external lighting of any phase shall be installed until a Sensitive Lighting Strategy (SLS) for that phase has been submitted to and approved in writing by the Local Planning Authority. The SLS shall demonstrate how retained and enhanced habitats will be protected from light spillage and ensure provision of dark corridors for wildlife and in accordance with the recommendations within the Bat Survey Report by HAD (ref 552.3 dated May 2017). The external lighting for each phase shall be installed and operated in accordance with the approved SLS for that phase.


Reason: In order to safeguard wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan etc??

31. The development shall take place in accordance with the approved timetable and programme of archaeological work as set out in the Written Scheme of Investigation (WSI) by Cotswold Archaeology report (ref: CA Project: 661042 rev C dated 20/03/2018).

Reason: To secure the provision of archaeological investigation and the subsequent recording of the remains, to comply with Government advice in the National Planning Policy Framework (NPPF) (Section 12).

32. Within 6 months of the completion of the archaeological work in accordance with the written scheme of investigation approved pursuant to condition ?? above the applicant (or their agents or successors in title) shall submit to the local planning authority for its written approval an archaeological report comprising a post-excavation assessment and analysis, preparation of site archive and completion of an archive report together with details of the store at which this is to be deposited


33. Details of all external lighting (including details of permanent external lighting/security lighting/floodlighting including layout plan, design, position, orientation, lighting types, luminaire type, intensity, mounting height, aiming angles and luminaire profile) shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The lighting shall be fully implemented and thereafter operated/maintained as approved for each phase of the development.

Reason: In the interests of visual amenity and highway safety and to comply with Government advice in PPG19: Outdoor Advertisement Control and Policy EV35 and Appendix A of the South Northamptonshire Local Plan, to protect the amenities of nearby residents and to comply with Policy G3 of the South Northamptonshire Local Plan AND in order to safeguard the visual amenities of the area in accordance with Policy G3 of the South Northamptonshire Local Plan.

34. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the building(s) [or on the completion of the development, whichever is the sooner,] [or in accordance with any other program of landscaping works previously approved in writing by the Local Planning Authority] and shall be maintained for a period of 15 years from the completion of the development. Any trees and/or shrubs which within a period of 15 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting


season with others of similar size and species, unless the Local Planning Authority gives written consent for any variation.

Reason: To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policies G3(L) and EV29 of the South Northamptonshire Local Plan.

35. No built development of any phase shall be commenced until a waste management plan for that Phase has been submitted to and approved in writing by the Local Planning Authority. Development and the management of waste arising from it shall then be carried in accordance with the waste management plan.

Reason: To ensure that adequate provision is made for the management of construction and operation of waste arising from the development

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE OCCUPATION

36. No development shall be occupied in Daventry until an appropriate agreement under Section 278 of the Highways Act 1980 has been entered into with Highways England to facilitate improvements to the A45 and junctions referred to in the A45/M1 J15 NGMS Memorandum of understanding January 2017.


37. Prior to the occupation of [any of] the [use(s)/dwelling(s)/building(s)] hereby permitted the [estate road(s) / access road(s) / driveway/turning areas] shall be laid out, drained, constructed, surfaced and sealed in general accordance with the Access Strategy on page 72 of the Design and Access Statement (Savills, dated June 2017) and the Transport Assessment (iTransport, ref ITM9047-009C, dated July 2017) which accompanies the application and other details that have first been submitted to and approved in writing by the Local Planning Authority. The [estate roads / access roads / driveways] shall not thereafter be used for any purpose other than for access in connection with the development hereby permitted.

Reason: To ensure that an adequate and safe access is provided to the site in accordance with Policy G3(B) of the South Northamptonshire Local Plan.

38. Prior to 1st occupation of any dwelling in Phase 2, the shared footway/cycleway provision on the northern side of Roman Road linking to existing facilities on Berrywood Road shown on Drawing No. ITM9047-SK-027 Rev B shall be implemented in accordance with the approved plan.



39. Prior to 1st occupation of any dwelling in Phase 1, a 3m wide shared footpath/cycleway along the southern side of Port Road west of the bridge tying into the proposed internal site spine road as shown on Drawing ITM9047-SK-028 Rev C shall be implemented in accordance with the approved plan.


40. Prior to 1st occupation of any dwellings north of Port Road, a 2m wide footpath will be required on the North side of Port Road, details of which shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


41. Prior to the 1st occupation of any dwelling, works to Junction referred to as No. 11 A4500/Sandy Lane shown indicatively on Drawing Number ITM9047-SK-038 Rev B shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


42. Prior to the occupation of the 800th unit, works to Junction referred to as No. 1: A428 Harlestone Road/New Sandy Lane shown indicatively on Drawing Number ITM9047-SK-044 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


43. Prior to the occupation of the 800th unit, works to Junction referred to as No. 2: A428 Harlestone Road/Whites Lane shown indicatively on Drawing Number ITM9047-SK-042 Rev B shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.



44. Prior to the occupation of the 800th unit, works to Junction referred to as No. 6: A428 Harlestone Road/Mill Lane/Bants Lane shown indicatively on Drawing Number ITM9047-SK-52 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


45. Prior to the occupation of the 625th unit, works to Junction referred to as No. 9: A428 Main Road/Berrywood Road shown indicatively on Drawing Number ITM9047-SK-043 Rev B shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


46. Prior to the occupation of the 1450th unit, works to Junction referred to as No. 10: Berrywood Road/Berrywood Drive shown indicatively on Drawing Number ITM9047-SK-51 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


47. Prior to the occupation of the 625th unit, works to Junction referred to as No. 13: A4500 Weedon Road/Tollgate Way/A5076 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.

Reason: To accord with Policy G3(B) of the South Northamptonshire Local Plan which requires that development shall have a satisfactory means of


access and in the interests of highway safety and the convenience of users of the adjoining highway.

48. Prior to the occupation of the 800th unit, works to Junction referred to as No. 21: A4500/Upton Valley Way North/SLRR shall be implemented in accordance with full engineering and construction details (including white lining and the introduction of MOVA) to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


49. Prior to the occupation of the 800th unit, works to Junction referred to as No. 22: New Sandy Lane/Weggs Farm Road shown indicatively on Drawing Number ITM9047-SK-47 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


50. In the event that any of the streets associated with the residential element of this approved development are not being proposed for adoption as public highway, prior to first occupation of any dwelling within a phase, the following details shall be submitted to and approved in writing by the Local Planning Authority;1. Details of a site Management Company and associated management

and maintenance methodology of the streets within the development, to operate in perpetuity.

2. The streets will be laid out and constructed to adoptable standards.3. A legal agreement is provided by the development that the streets will

not be put forward for adoption.4. The streets will be identified as private through the use of appropriate

private street name plates on the entrances to the development from the public highway.

5. Any vehicle access to the site from the public highway shall be implemented as standard vehicle cross-overs.The streets shall thereafter be maintained in accordance with the approved details.



51. Residential dwellings or non-residential uses within a particular phase or development parcel shall not be occupied until a Travel Plan for that phase or development parcel has been submitted to and approved in writing by the local planning authority. The approved Travel Plan shall thereafter be implemented and operated in accordance with the approved details.

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Government advice in the National Planning Policy Framework.

52. A habitat management plan (HMP) for a particular phase shall be submitted to, and be approved in writing by, the local planning authority prior to the occupation of that phase of the development. The content of the HMP shall include the following. a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management.

c) Aims and objectives of management. d) Appropriate management options for achieving aims and objectives. e) Prescriptions for management actions. f) Preparation of a work schedule (including an annual work plan capable of

being rolled forward over a five-year period). g) Details of the body or organization responsible for implementation of the

plan. h) Ongoing monitoring and remedial measures. The HMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the HMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.

Reason: In order to safeguard wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

53. If remedial works have been identified in condition [11.32], the relevant phase, sub-phase or development parcel shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition [11.32]. A verification report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.



54. None of the buildings within the local centre shall be occupied until a scheme for CCTV monitoring of the area has been submitted to and approved in writing by the Local Planning Authority. The CCTV scheme shall be installed and operated in accordance with the agreed details before any of the buildings within the Local Centre are occupied and for the life span of the development.

Reason: To ensure that the development does not give rise to crime and antisocial behaviour in accordance with Government advice in the National Planning Policy Framework and Policy ?? of the South Northamptonshire Local Plan.

55. The Local Centre Area (as defined on the Illustrative Masterplan (drawing number ????) and within the Design and Access Statement dated ??? (reference ????) shall include the following uses within the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or in any provision equivalent to that class in any statutory instrument revoking, amending or re-enacting that order):

Retail uses within Classes A1, A2, A3, A4 and A5;

Non-residential uses within Use Class D1 to include a Community Hall with a minimum floorspace of 600 square metres;

Residential uses within Use Classes C2 and C3 on first floors or above and not to exceed a maximum of ??sqm

No amalgamation of the retail units shall take place without the express permission of the Local Planning Authority.

Reason: To ensure that the urban extension has the facilities required to serve the new population without causing harm to the vitality and viability of the town centre in accordance with Policy S9 of WNJCS and with paras 7, 17, 18,and 19 of the NPPF.

56. The proposed sports pitches shall be provided in accordance with the approved plans before the 850th dwelling is occupied. The sports pitches shall thereafter be retained for use in connection with the development for those purposes only.

Reason: To ensure that the sports pitches are provided in a timely manner to allow them to become established and useable before the development is fully occupied.

CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

57. If, during development on a phase or sub-phase, contamination not previously identified is found to be present at the site, no further development shall be carried out on that phase or sub-phase until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority.


Thereafter the remediation strategy shall be carried out in accordance with the approved details.

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Policy G3 of the South Northamptonshire Local Plan.

58. There shall be no built development or raising of existing ground levels within the area of land liable to flood.

Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity, and in order to comply with the Government's aim to achieve sustainable development as set out in the National Planning Policy Framework.

59. No built development shall take place within 9m from the top of each bank of Dallington Brook.

Reason: To protect the development and its occupants from the increased risk of flooding.

60. The development shall take place in accordance with Section 8.5 & Table 8.3), EcIA (Appendix H11 – Section 5, Table 2 & Section 7) and Appendix C1 (Mitigation Measures) of the Ecological Impact Assessment dated August 2017 prepared by White Peak Planning. Once implemented the mitigation measures contained within the Ecological Impact Assessment shall be retained and shall not be withdrawn without the prior written approval of the local planning authority.

Reason: To ensure that the mitigation measures detailed within the Environmental Statement are adequately addressed in order to protect and preserve wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

(2) It was further resolved that as the statutory determination period for this application expires on 10 October 2019, if the Section 106 agreement/undertaking is not completed and the permission is not able to be issued by this date and no extension of time has been agreed between the parties, the Assistant Director for Planning and Economy be delegated authority to refuse application S/2017/2270/EIA for the following reason:

i. In the absence of a satisfactory unilateral undertaking or any other form of Section 106 legal agreement the Local Planning Authority is not satisfied that the proposed development provides for appropriate mitigation required as a result of the development and necessary to make the impacts of the development acceptable in planning terms, to the detriment of both existing and proposed residents and contrary to Policies N9A, INF1 and INF2 of the West Northamptonshire Joint Core Strategy.


56 Land Bounded by New Sandy Lane to the East and Land to the West of New Sandy Lane

The Committee considered application S/2017/2271/EIA an outline application for the erection of up to 600 dwellings, a primary school, a mixed use local centre (uses A1-A5, D1), together with associated public open space, landscaping, highways, sustainable drainage systems and all ancillary infrastructure works including a new primary sub-station (Application accompanied by an Environmental Statement) at Land Bounded by New Sandy Lane to the East and Land to the West of New Sandy Lane for J S Bloor (Northampton) Limited. This is a dual application also being dealt with by Daventry District Council REF: DA/2017/0890.

Parish Councillor Matt Golby addressed the committee on behalf of Duston Parish Council.

Robert White, Agent for the applicant addressed the committee in support of the application.

In reaching its decision the committee considered the officer’s report and presentation, the written update and the address of the public speakers.

Resolved

(1) That the Assistant Director for Planning and Economy be delegated to grant permission for application S/2017/2271/EIA subject to:

i. Informing the Secretary of State that the Council intends to grant permission.

ii. The completion of a planning obligation under section 106 of the Town and Country Planning Act 1990, as substituted by the Planning and Compensation Act 1091, to secure the following (and any amendments as deemed necessary):

a) Provision of 26% (average across all phases) affordable housing on site;b) Provision of Community Building – not less than 600sqm internal floor area (based on Sport England specification) plus payment of a financial contribution for maintenance of £298.88 per sqm = £179,328 (index linked);c) Provision of Amenity Open Space of 14.94ha proposed plus payment of a financial contribution towards maintenance of £9.32 per sqm = £1,392,408 (index linked); d) Provision of Play Areas - 2 x LAP (400sqm min + 100sqm buffer); 2 x LEAP/LAP combined (4000sqm x 2 =80000sqm) and 1 x NEAP (85000sqm) - Total Play Provision = 17,500sqm plus payment of a financial contribution towards maintenance of £631,264.45 (index linked);e) Allotments – Provision of 1.45ha land within the Application A site plus payment of a financial contribution towards maintenance of £61,176.72 (index linked);


f) Outdoor Sports – Provision of 2 x senior football pitches and 2 x junior football pitches plus car park = 9.31 ha plus payment of financial contributions towards maintenance of £75,285.99 x 2 = £150,571.98 for senior pitches and £64,314.56 x 2 = £128,629.12 for junior pitches = Total sports pitches maintenance contribution of £279,201.10 (index linked);g) Provision of a sports pavilion (6 team changing room and club room) plus payment of a financial contribution towards maintenance of pavilion of £73,301.85 (index linked);h) Payment of a financial contribution towards North West Relief Road of £2,800 per dwelling (£1,680,000 for phase 1 and £3,320,000 for phase 2) (index linked);i) Payment of a financial contribution towards Northampton Growth Management Scheme (NGMS) of £426.63 per dwelling (index linked);j) Payment of financial contributions towards off-site highways mitigation works: £143,770.37 towards St James’s Corridor Scheme; £534,000 towards A428 Harlestone Rd/Quarry Road/Lodge Way junction; £149,000 towards A5076 Danes Camp Way/Hunsbury Hill Avenue/Hunsbarrow Road junction (index linked);k) Payment of financial contributions towards Public Transport of £1000 per dwelling: extended bus service (plus enhanced bus service once development exceeds 430 occupations including a ‘half hourly’ service on occupation of the 875th dwelling and a ‘twenty minute’ service on occupation of 1,400th dwelling – capped at £1,750,000l) Provision of 1 No. 28 day bus ‘taster’ pass per dwelling;m) Payment of a financial contribution towards NHS primary healthcare of £779.14 per dwelling (index linked) likely to be nominated for the expansion of the existing St Lukes PCC at Duston;n) Payment of a financial contribution towards the provision of refuse/recycling bins for the development of £70 per dwelling (index linked);o) Payment of a financial contribution towards Early Years Education - cost per dwelling dependent upon number of bedrooms: 1 bed = £0, 2 bed = £3,724, 3 bed = £3,972, 4+ bed = £4,220 (index linked);p) Primary Education - 2.5 form entry primary school required – provision of 3.11ha land within the application sites and payment of a financial contribution of £7,500,000) (index linked);q) Payment of a financial contribution towards libraries - cost per dwelling dependent upon number of bedrooms: 1 bed = £109, 2 bed = £176, 3 bed = £239,4+ bed = £270 (index linked);r) Payment of the Council’s monitoring costs of £5000 (index linked);

iii. The draft conditions set out below (and any amendments to those conditions are deemed necessary following discussion with the applicant and Daventry District Council) and

DRAFT CONDITIONS

TIME LIMITS AND GENERAL IMPLEMENTATION CONDITIONS

1. (a) Application for approval of all the reserved matters for the first Phase or the first Sub-Phase of the development shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. Development within the first Phase or the first Sub-Phase shall be begun either


before the expiration of five years from the date of this permission or before the expiration of two years from the date of approval of the last reserved matters to be approved for the first Phase or first Sub-Phase whichever is the later.

(b) Application for approval of all the reserved matters for the subsequent Phases or Sub-Phases of development shall be made to the Local Planning Authority before the expiration of 11 years from the date of this permission. Development within those subsequent Phases or Sub-Phases shall be begun before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved for that Phase or Sub-Phase.

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995 (as amended).

2. No part of the built development hereby permitted on a development parcel shall be commenced on a particular phase or sub-phase (as referred to in Condition 5) until full details of the layout, scale, appearance and landscaping within the parcel (hereinafter called "the reserved matters") 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. The reserved matters must also include the following:a) details for the spine road to include a shared space in accordance with that identified on page 69 of the submitted Design and Access Statement;b) Where it is intended to create semi-natural habitats, all species used in the planting proposals shall be locally native species of local provenance unless otherwise agreed in writing with the local planning authority.

Reason : To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 6 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 and in the interests of highway safety and to protect wildlife etc in accordance with Policy G3 of the South Northamptonshire Local Plan.

3. The development shall be carried out in accordance with the approved plans:

Site Boundary – UD01 dated 09 June 2017Land Use and Density Parameter Plan – UD02 dated 09 June 2017Green Infrastructure Parameter Plan – UD03 dated 09 June 2017New Sandy Lane Access Plan – ITM9047 SK026 rev F dated 26 June 2018Port Road Access Plan – ITM9047 SK028 rev C dated 06 October 2018Port Road Footway Plan – ITM9047 SK025 dated 30 June 2016Roman Road Access Plan – ITM9047 SK027 rev C dated 15 August 2018

and the following submitted documents/details:

Environmental Statement dated August 2017 and its technical appendices (reference 2015.002 and the Environmental Statement Addendum received 25


June 2018 (reference Cotswold Archaeology report ref 661042 rev C dated 20/03/18)

unless a non-material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure) (England) Order 2015.

Reason : To clarify the permission and for the avoidance of doubt and to ensure compliance with the Environmental Statement dated August 2017 and its technical appendices and Addendum as the application was determined on the basis of the submitted plans, as were the significant environmental effects, and to ensure that the principles established in the outline application are reflected in the development and all applications for the approval of reserved matters.

4. The Development hereby permitted (The Development) shall comprise no more than:• 1,750 dwellings;• Local Centre of 1.71ha total comprising:Retail Units – A1/A2/A3/A4/A5 with car parking and service areas;Non-residential institutions - D1 to include a Community Hall of no less than 600sqm plus car parking;

• Primary School – 1x three form entry school on a 3.11ha site.• Sports pitch complex of 9ha with facility for 6 teams changing, clubroom, storage and car parking

• Green Infrastructure and open space of no less than ?27.35ha?

Reason: (1) To clarify the permission, for the avoidance of doubt. The application was submitted and considered on this basis, as were all significant environmental effects. (2) In order to limit the quantum and mix of development (in accordance with the conclusions of the Transport Assessment) and the impact of traffic generated on the highway network.

5. With or prior to the first submission of reserved matters application for built development, a Site Wide Phasing Programme shall be submitted to and approved in writing by the Local Planning Authority. The Site Wide Phasing Plan shall include the following;a) Identify phases, sub-phases and as appropriate, development parcels as known and taking account of the latest information about the site; b) Indicate the sequence in which the whole of the development authorised by this planning permission is intended to be carried out. The Phasing Programme shall provide details of the precise location and extent of individual development phases, reference to the type (including details of highways, schools, sporting provision and other infrastructure and structural landscaping) and extent of any development in each phase, a description and the intended timing of the commencement and completion of each phase; and

c) The provision of all agreed elements in the Phasing Programme shall be carried out in accordance with the approved Phasing Programme and the time triggers specified in it and each reserved matters application shall refer to (a) phase(s), sub-phase(s) or part thereof identified in the approved phasing plan.


Any subsequent amendment to the phasing of the development shall be submitted to the Local Planning Authority in the form of a revised phasing plan and approved in writing by the Local Planning Authority.

Reason: To ensure a satisfactory form of development throughout the duration of the construction phase and to comply with Policy G3 of the South Northamptonshire Local Plan and the aims of the NPPF.

6. If a phase or sub-phase the development hereby approved does not commence (or, having commenced, is suspended for more than 12 months) within 5 years from the date of the planning consent, the approved ecological measures secured through Conditions ? and ? shall be reviewed and, where necessary, amended and updated. The review shall be informed by further ecological surveys commissioned to i) establish if there have been any changes in the presence and/or abundance of relevant habitat and/or species and ii) identify any likely new ecological impacts that might arise from any changes.

Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new or amended measures, and a timetable for their implementation, will be submitted to and approved in writing by the local planning authority prior to the commencement of that phase or sub-phase of development. Works will then be carried out in accordance with the proposed new approved ecological measures and timetable.

Where the approved development is to proceed in a series of phases over 11 years, further supplementary ecological surveys for relevant habitats and/or species shall be undertaken to inform the preparation and implementation of corresponding phases of ecological measures required through Condition(s) ??. The supplementary surveys shall be of an appropriate type for the above habitats and/or species and survey methods shall follow national good practice guidelines.

Reason : In the interests of protecting and preserving wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BEFORE BUILT DEVELOPMENT COMMENCES

7. No part of the built development shall take place in any Phase or Sub-Phase until a Design Code relating to that Phase or Sub-Phase has been submitted to and approved in writing by the Local Planning Authority. The Design Codes shall provide, where relevant, details and guidance in respect of:

(a) Residential Areas: Including information on character areas, densities, block types, building types, clustering of affordable housing, the palette of


materials, architectural details, building heights, building lines and boundary treatments.

(b) Local Centre: Including Information on design, form, character, scale, public realm and palette of materials. (c) Streets: including information on the hierarchy, nature and form of streets, cycleways and footways; cross sections; character; materials, permeability and street landscaping (d) Non Vehicular Movement: Including information on the framework and hierarchy for pedestrians, cyclists and horse riders, rights of way, desire lines, and connectivity, materials, landscaping and surveillance(e) Parking: Information on car, lorry and cycle parking standards for residential, employment, commercial, leisure and schools(f) Landscape: including information on landscaped areas and green infrastructure including: amenity spaces; public open space; parks and play areas, street furniture; conservation of flora and fauna; and biodiversity mitigation measures.(g) Drainage: details of surface and foul water drainage (h) Crime Prevention: Information on all residential, commercial, employment, leisure and public areas.(i) Fire Hydrants: A scheme for the location of (on average) one fire hydrant for every 50 dwellings(j) Electricity Sub Stations: A scheme for the location of electricity sub stations where necessary

The Development shall be carried out in accordance with the principles of the approved Design Codes.

Reason: To ensure that the development is to an acceptable standard of design and acceptable levels of residential amenity in accordance with saved policies G3 and EV1 of the 1997 South Northamptonshire Local Plan and Para 58 of the NPPF.

8. No built development shall take place in any phase, sub-phase or development parcel until a Construction Environment Management Plan for that phase, sub-phase or development parcel has been submitted to and approved in writing by the Local Planning Authority and shall be based upon Appendix C1 of the submitted Environmental Statement (WPP, Ref 2015.002.021a, dated August 2017) together with prevailing British Standards and best practice guidance where relevant. The Construction Environment Management Plan shall include and specify the provision to be made for the following:

(a) Dust mitigation measures during the construction period (see Informative ?? for more details);(b) Control of noise emanating from the site during the construction period (see Informative ?? for more details);(c) The location of the constructors compound(s) including provision for the storage of plant, machinery and materials.(d) Enclosure of phase or sub-phase development sites;


(e) Provision for all site operatives, visitors and construction vehicles loading, offloading, parking and turning within the site during the construction period;(f) Arrangements during the construction period to minimise the deposit of mud and other similar debris on the adjacent public highways; and (g) Details for the advisory routing of the Heavy Goods Vehicle construction traffic.(h) Full details of the advisory offsite signage for the routing of Heavy Goods Vehicle construction traffic.(i) Full details and drawings of any proposed temporary accesses for construction works and details of remedial works (if applicable) along with any Safety Audit(s), if required by the Local Planning Authority.(j) Details of the route and type of construction of any temporary haul routes across the site.(k) Hours of Work; which should limit the hours of construction work including site clearance and delivery of materials to within the hours of 07.30 to 18.00 Monday to Friday and 08.00 to 13.00 on Saturdays and at no times on Sundays, Bank and Public Holidays.(l) Details of any foundation designs (including piling) and ground source heating and cooling systems using penetrative methods.(m) Details of a specific biodiversity Construction Environmental Management Plan shall be submitted in accordance with condition ??.(n) Details of a scheme for recycling/disposing of waste resulting from demolition and construction works.

The construction of the development shall thereafter be carried out in accordance with the approved Construction Environment Management Plan and Ecological Construction Method Statement for each Phase or Sub Phase unless otherwise approved in writing by the Local Planning Authority.

Reason: (1) In the interests of highway safety and in the interests of residential amenity in accordance with saved policy G3 of the South Northamptonshire Local Plan (2) To protect and prevent the pollution of controlled waters in accordance with saved policy G3 of the 1997 South Northamptonshire Local Plan and (3) to accord with the Environmental Statement dated [??] and its technical appendices [insert] and (3) In the interests of protecting and preserving wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

9. No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following.a) Risk assessment of potentially damaging construction activities. b) Identification of “biodiversity protection zones”. c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements). d) The location and timing of sensitive works to avoid harm to biodiversity features.


e) The times during construction when specialist ecologists need to be present on site to oversee works. f) Responsible persons and lines of communication. g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. h) Use of protective fences, exclusion barriers and warning signs.

The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.


10. No development shall commence until the role and responsibilities and operations to be overseen by an ecological clerk of works (ECoW) have been submitted to and approved in writing by the local planning authority. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.


11. No equipment, machinery or materials relating to a particular phase or sub-phase shall be brought on to the site for the purposes of built development and no development shall take place on any phase or sub-phase until the existing tree(s) and hedge(s) to be retained within that phase or sub-phase have been protected in the following manner unless otherwise previously agreed in writing by the Local Planning Authority; a) Protective barriers shall be erected around the tree(s) and hedges to a distance not less than a radius of 12 times the trunk diameter when measured at 1.5m above natural ground level (on the highest side) for single stemmed trees and for multi-stemmed trees/hedges 10 times the trunk diameter just above the root flare.b)The barriers shall comply with the specification set out in British Standard BS5837:2012 ‘Trees in Relation to Construction – Recommendations’ that is steel mesh panels at least 2.3m tall securely fixed to a scaffold pole framework with the uprights driven into the ground a minimum of 0.6m depth and braced with additional scaffold poles between the barrier and the trees/hedges at a minimum spacing of 3m. c)The barriers shall be erected before any equipment, machinery or materials are brought onto the site for the purposes of development and/or demolition and shall be maintained until all equipment, machinery and surplus material have been removed from the site. d) Nothing shall be stored or placed within the areas protected by the barriers erected in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made, without the written consent of the Local Planning Authority.e) No retained tree or hedge shall be removed, cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in


accordance with the approved plans and particulars, without the prior written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in accordance with British Standard BS 3998 (Tree Work).f) If any retained trees or hedges are removed, cut down, uprooted or destroyed or die, they shall be replaced in the next planting season with others of similar size and the same species, unless the Local Planning Authority gives written consent to any variation.

In this condition 'retained tree or hedge’ means an existing tree or hedge which is to be retained in accordance with the approved plans and particulars detailed under Condition 3 and those approved under Condition 3. Paragraphs (e) and (f) above shall have effect until the expiration of 5 years from the completion of that Phase or Sub-Phase.

Reason: To ensure the continued health of retained trees and hedges and in the interests of the visual amenity of the area and to comply with Policies G3 and EV21 of the South Northamptonshire Local Plan.

12. No built development shall take place on the first phase of development until the new site access off New Sandy Lane – a 3 arm roundabout shown indicatively on Drawing Number ITM90407-SK-06 Rev F has been implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


13. No built development shall take place on the first phase of the development until the new site access off Port Road – a 4 arm roundabout and widening of Port Road sufficient to allow access of bus services and service vehicles, along with proposed ‘gateway features’ shown indicatively on Drawing Number ITM9047-SK-028 Rev B has been implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


14. No built development shall take place on any subsequent phases of the development following Phase 1 until the new access off Roman Road – a 3 arm roundabout and widening of Roman Road sufficient to allow access of bus services and service vehicles, along with proposed ‘gateway features’ (shown indicatively on Drawing ITM9047-SK-027 Rev B) has been implemented in


accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


Application A only – 15. No built development shall take place on the first phase of development until

Port Road has been realigned in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.

Reason: To discourage rat-running through Harlestone and to accord with Policy G3(B) of the South Northamptonshire Local Plan which requires that development shall have a satisfactory means of access and in the interests of highway safety and the convenience of users of the adjoining highway.

16. No development shall take place on any phase, sub-phase or development parcel until full details of the surface water drainage scheme based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development for that phase, sub-phase or development parcel have been submitted to and approved in writing by the Local Planning Authority. The details shall be in accordance with the agreed strategy / approved details.

The scheme shall include:

Details (i.e. designs, diameters, invert and cover levels, gradients, dimensions and so on) of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets and attenuation structures.

Cross sections of all control chambers (including site specific levels mAOD).

Details of BRE 365 compliant infiltration testing to confirm those areas of the site where such a method of surface water disposal is viable (also taking into account geological hazard constraints to infiltration). In any area of the site where infiltration is deemed feasible as the primary means of surface water disposal, details will be provided demonstrating that soakaway’s can be emptied from full to half volume within 24 hours, in order to allow for the subsequent storm inflow. In areas of the site where infiltration testing and/or geological hazard constraints dictate that infiltration is not feasible as the primary means of surface water disposal, surface water shall be discharged to the watercourses within the site in accordance with the principles set out in the Flood Risk Assessment and Surface Water Management Strategy report (prepared by PBA, ref 37481/4001 revision B, dated 7 June 2017).



17. No occupation shall take place on any phase, sub-phase, or development parcel until details of a scheme for the implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include:

ii) a timetable for its implementation, and ii) a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.


18. No built development shall commence on a phase or sub-phase until details of all finished floor levels in relation to existing and proposed site levels and to the adjacent buildings for that phase have been submitted to and approved in writing by the Local Planning Authority. The details shall include confirmation that:

(a) Finished floor levels local to watercourses should be checked at detailed design stage and raised to a minimum 300mm above the 1 in 200 year plus 25% climate change flood level of the nearest modelled node. (b) Finished floor levels shall also be above the 1 in 200 year plus 35% climate change level and 1 in 1000 year level. (c) Areas around the culvert beneath New Sandy Lane should also be designed with respect to the flood level determined in the event of a blockage occurring.(d) The development hereby permitted shall be constructed in accordance with the approved levels/

Reason: In order to safeguard the visual amenities of the area in accordance with Policy G3 of the South Northamptonshire Local Plan and to protect the development and its occupants from an increased risk of flooding from surface water.

19. No built development shall take place on any phase, sub phase or development parcel until a foul water strategy for that phase or sub-phase has been submitted to and approved in writing by the Local Planning Authority. No dwellings in that phase, sub-phase or development parcel shall be occupied until the works have been carried out in accordance with the foul water


strategy so approved, unless otherwise approved in writing by the Local Planning Authority.


20. No building works, which comprise the erection of a building required to be served by water services, shall be undertaken in connection with any phase sub-phase, or development parcel until full details of a scheme including phasing, for the provision of mains foul water drainage on and off site has been submitted to and approved in writing by the Local Planning Authority for that phase, sub-phase or development parcel. The development shall be implemented in accordance with the details hereby approved. Within each phase or development parcel, no building shall be occupied until the works have been carried out in accordance with the approved scheme.


21. No development of any phase, sub-phase or development parcel hereby permitted shall take place until a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model has been carried out for that phase, sub-phase or development parcel by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and has been submitted to and approved in writing by the Local Planning Authority. No development shall take place on any phase, sub-phase or development parcel until the Local Planning Authority has given its written approval that it is satisfied that no potential risk from contamination has been identified.

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use to comply with Policy G3 of the South Northamptonshire Local Plan.

22. If a potential risk from contamination is identified as a result of the work carried out under condition [11.30], prior to the commencement of the development on that phase, sub-phase or development parcel hereby permitted, a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals shall be documented as a report undertaken by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR


11’ and submitted to and approved in writing by the Local Planning Authority. No development shall take place on that phase, sub-phase or development parcel unless the Local Planning Authority has given its written approval that it is satisfied that the risk from contamination has been adequately characterised as required by this condition.


23. If contamination is found by undertaking the work carried out under condition [11.31], prior to the commencement of the development on any phase, sub-phase or development parcel hereby permitted, a scheme of remediation and/or monitoring to ensure the site is suitable for its proposed use shall be prepared by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and submitted to and approved in writing by the Local Planning Authority. No development on any phase, sub-phase or development parcel shall take place until the Local Planning Authority has given its written approval of the scheme of remediation and/or monitoring required by this condition.

If during development, contamination not previously identified is found to be present at the site, then no further development in that phase shall be carried out until a remediation strategy has been submitted to and approved in writing by the local planning authority, detailing how this contamination shall be dealt with. Thereafter the approved remediation strategy shall be implemented and the development completed accordingly.


24. No built development shall take place on any phase, sub-phase or development parcel until a scheme for the installation of Electric Vehicle charging infrastructure (ducting) has been submitted to and agreed in writing by the Local Planning Authority for that phase, sub-phase or development parcel. The scheme shall make provision for ducting and shall include details and locations of such provision taking into consideration the availability of electrical supply (therefore it should be designed with reference to information held by the local distribution network operator).

Such provision shall be formed and laid out in accordance with the approved details before usage of the parking spaces commences and shall remain in place thereafter.


Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Government advice in the National Planning Policy Framework 2018, paragraph 110.

25. No built development shall take place on relevant phases, sub-phases or development parcels until a scheme(s) to mitigate impacts from noise source(s) detailed in Cole Jarman Noise Assessment Report 16/0102/R02//3 dated 26 April 2017 and associated Appendices E1, E2, E3 and E4 of the Environmental Statement has been submitted to and approved in writing by the local planning authority for that phase, sub-phase or development parcel. The said scheme shall detail which measures are necessary to achieve the specified criteria detailed in that report for each of the approved uses whether residential or non-residential. Any additional noise measurements and or assessments shall also be submitted as part of any application where necessary. The approved scheme(s) shall be implemented and maintained in accordance with the approved details for the life span of the approved development.

Reason: To ensure the creation of a satisfactory environment free from intrusive levels of noise and to comply with Policy G3 of the South Northamptonshire Local Plan.

26. No development shall commence on any phase, sub-phase or development parcel until a scheme and timetable detailing the provision of fire hydrants and their associated infrastructure for that phase, sub-phase or development parcel has been submitted to and approved in writing for that phase by the Local Planning Authority. The fire hydrants and associated infrastructure shall thereafter be provided in accordance with the approved scheme and timetable.

Reason: To ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire.

27. No development shall commence on any phase, sub-phase or development parcel until a scheme for the provision of affordable housing as part of the development for that phase, sub-phase or development parcel has been submitted to and approved in writing by the local planning authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex B of PPS3 or any future guidance that replaces it. The scheme shall include:

i) the numbers, type, tenure and location on the site of the affordable housing provision to be made which shall specify the % of housing units/bed spaces; ii) the timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing; iii) the arrangements for the transfer of the affordable housing to an affordable housing provider [or the management of the affordable housing] (if no RSL involved); iv) the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and


v) the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

Reason: To deliver a wide choice of high-quality homes and to ensure the appropriate provision of affordable housing in accordance with the National Planning Policy Framework and Policy H7 of the South Northamptonshire Local Plan.

28. No built development shall take place on any phase, sub-phase or development parcel unless and until there has been submitted to and approved in writing by the LPA an Open Space Strategy which shall include the specification, the timing of the completion or and arrangements for the management of: -All areas of informal and formal open space identified on Fig ?? of the Illustrative Landscape Plans Playing fields/sports pitchesOther outdoor sports facilitiesChildren’s play areas including ?LEAP’s and ?NEAPSustainable Urban Drainage Systems, watercourses and other water bodiesGreen Infrastructure linkages including pedestrian and cycle links and public rights of way and bridlewaysThe development shall thereafter be carried out in accordance with the approved Open Space Strategy

Reason:To ensure the provision of adequate play areas for residents, to safeguard the long-term future of the play areas and in order to protect the residential amenities of nearby residents and the visual amenities of the area in accordance with Policy G3 of the South Northamptonshire Local Plan.

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE SPECIFIC CONSTRUCTION WORKS TAKE PLACE

29. No more than 430 dwellings shall be occupied until the New Sandy Lane Relief Road is constructed and operational, in accordance with the recommendation in the Transport Assessment (iTransport, ref ITM9047-009C, dated July 2017).


30. No external lighting of any phase shall be installed until a Sensitive Lighting Strategy (SLS) for that phase has been submitted to and approved in writing by the Local Planning Authority. The SLS shall demonstrate how retained and enhanced habitats will be protected from light spillage and ensure provision of dark corridors for wildlife and in accordance with the recommendations within the Bat Survey Report by HAD (ref 552.3 dated May 2017). The external


lighting for each phase shall be installed and operated in accordance with the approved SLS for that phase.

Reason: In order to safeguard wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan etc??

31. The development shall take place in accordance with the approved timetable and programme of archaeological work as set out in the Written Scheme of Investigation (WSI) by Cotswold Archaeology report (ref: CA Project: 661042 rev C dated 20/03/2018).


32. Within 6 months of the completion of the archaeological work in accordance with the written scheme of investigation approved pursuant to condition ?? above the applicant (or their agents or successors in title) shall submit to the local planning authority for its written approval an archaeological report comprising a post-excavation assessment and analysis, preparation of site archive and completion of an archive report together with details of the store at which this is to be deposited


33. Details of all external lighting (including details of permanent external lighting/security lighting/floodlighting including layout plan, design, position, orientation, lighting types, luminaire type, intensity, mounting height, aiming angles and luminaire profile) shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The lighting shall be fully implemented and thereafter operated/maintained as approved for each phase of the development.

Reason: In the interests of visual amenity and highway safety and to comply with Government advice in PPG19: Outdoor Advertisement Control and Policy EV35 and Appendix A of the South Northamptonshire Local Plan, to protect the amenities of nearby residents and to comply with Policy G3 of the South Northamptonshire Local Plan AND in order to safeguard the visual amenities of the area in accordance with Policy G3 of the South Northamptonshire Local Plan.

34. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the building(s) [or on the completion of the development, whichever is the sooner,] [or in accordance with any other program of landscaping works previously approved in writing by the Local Planning Authority] and shall be maintained for a period of 15 years from the completion of the development. Any trees and/or shrubs which within a period


of 15 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent for any variation.

Reason: To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policies G3(L) and EV29 of the South Northamptonshire Local Plan.

35. No built development of any phase shall be commenced until a waste management plan for that Phase has been submitted to and approved in writing by the Local Planning Authority. Development and the management of waste arising from it shall then be carried in accordance with the waste management plan.

Reason: To ensure that adequate provision is made for the management of construction and operation of waste arising from the development

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE OCCUPATION

36. No development shall be occupied in Daventry until an appropriate agreement under Section 278 of the Highways Act 1980 has been entered into with Highways England to facilitate improvements to the A45 and junctions referred to in the A45/M1 J15 NGMS Memorandum of understanding January 2017.


37. Prior to the occupation of [any of] the [use(s)/dwelling(s)/building(s)] hereby permitted the [estate road(s) / access road(s) / driveway/turning areas] shall be laid out, drained, constructed, surfaced and sealed in general accordance with the Access Strategy on page 72 of the Design and Access Statement (Savills, dated June 2017) and the Transport Assessment (iTransport, ref ITM9047-009C, dated July 2017) which accompanies the application and other details that have first been submitted to and approved in writing by the Local Planning Authority. The [estate roads / access roads / driveways] shall not thereafter be used for any purpose other than for access in connection with the development hereby permitted.


38. Prior to 1st occupation of any dwelling in Phase 2, the shared footway/cycleway provision on the northern side of Roman Road linking to existing facilities on Berrywood Road shown on Drawing No. ITM9047-SK-027 Rev B shall be implemented in accordance with the approved plan.



39. Prior to 1st occupation of any dwelling in Phase 1, a 3m wide shared footpath/cycleway along the southern side of Port Road west of the bridge tying into the proposed internal site spine road as shown on Drawing ITM9047-SK-028 Rev C shall be implemented in accordance with the approved plan.


40. Prior to 1st occupation of any dwellings north of Port Road, a 2m wide footpath will be required on the North side of Port Road, details of which shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


41. Prior to the 1st occupation of any dwelling, works to Junction referred to as No. 11 A4500/Sandy Lane shown indicatively on Drawing Number ITM9047-SK-038 Rev B shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


42. Prior to the occupation of the 800th unit, works to Junction referred to as No. 1: A428 Harlestone Road/New Sandy Lane shown indicatively on Drawing Number ITM9047-SK-044 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


43. Prior to the occupation of the 800th unit, works to Junction referred to as No. 2: A428 Harlestone Road/Whites Lane shown indicatively on Drawing Number ITM9047-SK-042 Rev B shall be implemented in accordance with full engineering and construction details to be submitted to and approved in


writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


44. Prior to the occupation of the 800th unit, works to Junction referred to as No. 6: A428 Harlestone Road/Mill Lane/Bants Lane shown indicatively on Drawing Number ITM9047-SK-52 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


45. Prior to the occupation of the 625th unit, works to Junction referred to as No. 9: A428 Main Road/Berrywood Road shown indicatively on Drawing Number ITM9047-SK-043 Rev B shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


46. Prior to the occupation of the 1450th unit, works to Junction referred to as No. 10: Berrywood Road/Berrywood Drive shown indicatively on Drawing Number ITM9047-SK-51 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


47. Prior to the occupation of the 625th unit, works to Junction referred to as No. 13: A4500 Weedon Road/Tollgate Way/A5076 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.



48. Prior to the occupation of the 800th unit, works to Junction referred to as No. 21: A4500/Upton Valley Way North/SLRR shall be implemented in accordance with full engineering and construction details (including white lining and the introduction of MOVA) to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


49. Prior to the occupation of the 800th unit, works to Junction referred to as No. 22: New Sandy Lane/Weggs Farm Road shown indicatively on Drawing Number ITM9047-SK-47 shall be implemented in accordance with full engineering and construction details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plans.


50. In the event that any of the streets associated with the residential element of this approved development are not being proposed for adoption as public highway, prior to first occupation of any dwelling within a phase, the following details shall be submitted to and approved in writing by the Local Planning Authority;1. Details of a site Management Company and associated management and maintenance methodology of the streets within the development, to operate in perpetuity.2. The streets will be laid out and constructed to adoptable standards.3. A legal agreement is provided by the development that the streets will not be put forward for adoption.4. The streets will be identified as private through the use of appropriate private street name plates on the entrances to the development from the public highway. 5. Any vehicle access to the site from the public highway shall be implemented as standard vehicle cross-overs.The streets shall thereafter be maintained in accordance with the approved details.

Reason: To accord with Policy G3(B) of the South Northamptonshire Local Plan which requires that development shall have a satisfactory means of


access and in the interests of highway safety and the convenience of users of the adjoining highway.

51. Residential dwellings or non-residential uses within a particular phase or development parcel shall not be occupied until a Travel Plan for that phase or development parcel has been submitted to and approved in writing by the local planning authority. The approved Travel Plan shall thereafter be implemented and operated in accordance with the approved details.

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Government advice in the National Planning Policy Framework.

52. A habitat management plan (HMP) for a particular phase shall be submitted to, and be approved in writing by, the local planning authority prior to the occupation of that phase of the development. The content of the HMP shall include the following. a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management. c) Aims and objectives of management. d) Appropriate management options for achieving aims and objectives. e) Prescriptions for management actions. f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). g) Details of the body or organization responsible for implementation of the plan. h) Ongoing monitoring and remedial measures. The HMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the HMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.

Reason: In order to safeguard wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

53. If remedial works have been identified in condition [11.32], the relevant phase, sub-phase or development parcel shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition [11.32]. A verification report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that any ground and water contamination is adequately addressed to ensure the safety of the development, the environment and to


ensure the site is suitable for the proposed use, to comply with Policy G3 of the South Northamptonshire Local Plan.

54. None of the buildings within the local centre shall be occupied until a scheme for CCTV monitoring of the area has been submitted to and approved in writing by the Local Planning Authority. The CCTV scheme shall be installed and operated in accordance with the agreed details before any of the buildings within the Local Centre are occupied and for the life span of the development.

Reason: To ensure that the development does not give rise to crime and antisocial behaviour in accordance with Government advice in the National Planning Policy Framework and Policy ?? of the South Northamptonshire Local Plan.

55. The Local Centre Area (as defined on the Illustrative Masterplan (drawing number ????) and within the Design and Access Statement dated ??? (reference ????) shall include the following uses within the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or in any provision equivalent to that class in any statutory instrument revoking, amending or re-enacting that order):

Retail uses within Classes A1, A2, A3, A4 and A5;

Non-residential uses within Use Class D1 to include a Community Hall with a minimum floorspace of 600 square metres;

Residential uses within Use Classes C2 and C3 on first floors or above and not to exceed a maximum of ??sqm

No amalgamation of the retail units shall take place without the express permission of the Local Planning Authority.

Reason: To ensure that the urban extension has the facilities required to serve the new population without causing harm to the vitality and viability of the town centre in accordance with Policy S9 of WNJCS and with paras 7, 17, 18,and 19 of the NPPF.

56. The proposed sports pitches shall be provided in accordance with the approved plans before the 850th dwelling is occupied. The sports pitches shall thereafter be retained for use in connection with the development for those purposes only.

Reason: To ensure that the sports pitches are provided in a timely manner to allow them to become established and useable before the development is fully occupied.

CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

57. If, during development on a phase or sub-phase, contamination not previously identified is found to be present at the site, no further development shall be


carried out on that phase or sub-phase until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Policy G3 of the South Northamptonshire Local Plan.

58. There shall be no built development or raising of existing ground levels within the area of land liable to flood.

Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity, and in order to comply with the Government's aim to achieve sustainable development as set out in the National Planning Policy Framework.

59. No built development shall take place within 9m from the top of each bank of Dallington Brook.

Reason: To protect the development and its occupants from the increased risk of flooding.

60. The development shall take place in accordance with Section 8.5 & Table 8.3), EcIA (Appendix H11 – Section 5, Table 2 & Section 7) and Appendix C1 (Mitigation Measures) of the Ecological Impact Assessment dated August 2017 prepared by White Peak Planning. Once implemented the mitigation measures contained within the Ecological Impact Assessment shall be retained and shall not be withdrawn without the prior written approval of the local planning authority.

Reason: To ensure that the mitigation measures detailed within the Environmental Statement are adequately addressed in order to protect and preserve wildlife and its habitats in accordance with Policy G3 of the South Northamptonshire Local Plan.

(2) It was further resolved that as the statutory determination period for application S/2017/2271/EIA expires on 10 October 2019, if the sections 106 agreement/undertaking is not completed and the permission is not able to be issued by this date and no extension of time has been agreed between the parties, authority is delegated to the Assistant Director for Planning and Economy to refuse application S/2017/2271/EIA for the following reason:

i. In the absence of a satisfactory unilateral undertaking or any other form of Section 106 legal agreement the Local Planning Authority is not satisfied that the proposed development provides for appropriate mitigation required as a result of the development and necessary to make the impacts of the development acceptable in planning terms, to the detriment of both existing


and proposed residents and contrary to Policies N9A, INF1 and INF2 of the West Northamptonshire Joint Core Strategy.

57 Appeals Progress Report

The Assistant Director of Planning and Economy submitted a report which aimed to keep members informed upon applications which have been determined by the Council, where new appeals have been lodged. Public Inquiries/hearings scheduled, or appeal results achieved.

Resolved

(1) That the position statement be accepted.

58 Urgent Business (previously agreed with the Chairman)

There were no items of urgent business.

59 Exclusion of Press and Public

Resolved That under Section 100A of the Local Government Act 1972, the public and press be excluded from the meeting for the following item of business on the grounds that, if the public and press were present, it would be likely that exempt information falling under the provisions of Schedule 12A, Part I, Paragraph 3 would be disclosed to them, and that in all the circumstances of the case, the public interest in maintaining the exemption outweighs the public interest in disclosing the information.

60 Planning application for construction of 21 new dwellings and associated infrastructure. At Land off Lyne Walk Hackleton.

The Assistant Director Planning and Economy submitted an exempt report relating to application S/2018/0608/MAF. Resolved (1) As set out in the exempt minute

The meeting closed at 4.25 pm

Chairman:

Date:

South Northamptonshire Council Planning Committee...

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