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Application No.: 16/01139/A Applicant: Architypes Ltd Proposal: Approval in principle for the development of seven dwellings, with means of access to be approved Site Address: Field 612728 And Part Of Field 612727 Off Baldrine Road Baldrine Isle Of Man Case Officer : Miss S E Corlett Photo Taken: 15.08.2017 Site Visit: 15.08.2017 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 25.08.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety.
Reason: To ensure that the site is appropriately landscaped and that measures are in place for the protection of all trees to be retained.
Reason: In the interests of the safeguarding of the Manx Electric Railway which is an important historic transport route.
The applicant is encouraged to liaise with the operators of the MER to ensure that any change in boundaries which abut the MER are suitable for the operation of the railway and any landscaping near the MER boundary are acceptable to them.
AT16-01-05 and TS-02 received on 30th September, 2016 TS-01A received on 26th October, 2016 AT/16-01-06, AT/16-01-07A, AT/16-01-08A, AT/16-01-10 and the Transport Statement received on 1st March, 2017 AT/16-01-00B, AT/16-01-01A, AT/16-01-02A, AT/16-01-03A, AT/16-01-4A, AT/16-01-09B and AT/16-01-11, received on 25th July, 2017.
_______________________________________________________________ Interested Person Status
By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Senior Biodiversity Officer and Forestry Officer are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the owners of the following properties have sufficient interest and should be awarded the status of an Interested Person in accordance with Government Circular 0046/13:
Port-e-Chee on the corner of Packhorse Lane, The Crescent Broadclyst , Struie, Baldrine Road The Nook, Quarmby, Belmore, Garwick Lodge, The Crescent, Follaton , Emscote , Highcrest , Honey Hey, Thornhill, Ballaruud, Amulree, Jura, Highfield Drive,
Glen Garwick,
In this instance, it is recommended that the following persons do not have sufficient interest to be awarded the status of an Interested person in accordance with Government Circular 0046/13:
The owners of Brookside, Main Road, Baldrine which is not directly alongside the site
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
_____________________________________________________________________________ Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE NUMBER OF OBJECTIONS RECEIVED
1.1 The site is a major part of field 612728 which abuts the Manx Electric Railway line to the east and field 612727 to the west across which the site partly runs. The applicant also owns the adjacent land to the north and west and land across the road. The red line area also includes parts of Baldrine Road - 1.2 The site has a junction with the Baldrine Road of around 10m. From there, the site slopes downward somewhat more gently over field 612727 than 612728 where the Manx Electric Railway line sits some 25m lower than the entrance. A high tension electricity line runs almost north to south in front of the entrance, cutting across the proposed footpath and the south western corner of field 612727. A second line intersects this and terminates approximately 10m into the site to the north of the proposed access. - 1.3 The red line includes the area where the houses are proposed to be built, the route of the access from this area to Baldrine Road, together with a route of a proposed footpath parallel with the edge of the site alongside Baldrine Road, joining with Baldrine Road at the southern corner of the field, alongside Struachan, Highfield Drive. Whilst the Transport Statement refers to proposed highway works which are outside of the defined site, they are works in the public realm, being within the highway and as such could be controlled (required to be implemented in association with any planning approval by way of a Grampian-style condition) without needing to be within the red line area. - 1.4 The current Area Plan for the East exercise has proceeded as far as the publication of preliminary publicity which involved a Call for Sites and a subsequent publication of these sites, together with an assessment of them by the planning policy team in Cabinet Office. The application site was put forward by the owner for development, along with the land alongside across which the access proposed for the current development will run and both passed the initial assessment phase. The first draft of the Area Plan must be published prior to 26th May, 2018 to be in accordance with the Town and Country Planning Act Schedule 1, Section 3(2). - 1.5 The site is generally screened from public view from immediately alongside and above. Whilst there are views from around 350m from the north from Ballagawne Road, the area where housing is proposed sits alongside and slightly lower than the existing housing to the south (Highfield Drive). The proposed access will be visible from here. THE PROPOSAL
2.1 Proposed is the principle of the development of the land for seven dwellings with an access road which runs through field 612727 to meet Baldrine Road on the outside of a bend in that highway. The details of the access are to be considered at this stage in the form of the widening of the opening into the site, the removal of eight trees alongside the entrance and what are shown as visibility splays or 2.4m by 71m to the north west and 2.4m by 70m to the south. The trees to be removed are self-seeded ash trees growing within the hedge. A 4.8m wide access road is proposed through field 612727 to the lower field where there will be seven dwellings and an illustrative drawing of how they may be laid out is included although no approval is being sought for this. Also proposed is a passing place on Baldrine Road created through the removal of part of the existing roadside hedge and creation of a bay which is 5m with space before and after to access the area and 2m deep. The access road will be elevated up to 900mm (this highest part being at a point 6m back from the entrance) above natural ground level to enable visibility to be available at the entrance. - 2.2 The site identifies two sites of archaeological interest one in the south western corner of the development field and the other to the south of the proposed access road. The proposed site plans both show an area of protection surrounding the site, as advised by Manx National Heritage. - 2.3 The applicant has indicated that they intend to connect foul sewage disposal to the mains system to the south of the site, involving the need for a wayleave across the railway line (email from Peter Tyreman dated 02.11.16). They have located the drain running under the tram lines and have discussed with the MER the possibility of locating a connection manhole in the small area to the side of the track in an area fencing off but retained as MER land. The applicant advises that the MER have agreed to this and would provide a wayleave for access which does not involve using the actual line. - 2.4 Following concerns raised the applicant has confirmed that the boundary treatment will be secure to the MER and the existing boundary treatment will be maintained other than being reinforced by additional planting where deemed necessary but that tree planting will not occur on the eastern boundary to eliminate future issues of maintenance. - 2.5 Further information has been submitted regarding highways, in the form of a Transport Statement prepared by Northern Transportation Planning Limited and dated 13th February,
2.6 The proposed access into the site has been amended to allow greater space for drivers entering the site from the south. They propose to introduce a 1m wide pedestrian margin along Baldrine Road from an internal pedestrian link which is shown on plan reference At/16-01-00-A which emerges from the site at a point 10m north of Cruachan and opposite Baldrine Cottage, and continues down Baldrine Road as far as the existing footway a the MER crossing. This provision would still allow at least a carriageway of 4.1m on the remainder of Baldrine Road which would allow two vehicles to pass without encroaching into the pedestrian margin.
2.7 The junction of the A2 with Baldrine Road will be altered through the pushing out of the stop sign by 700mm into the A2 carriageway, providing visibility of up to 2m by 111 and 2.4m by 118 (presumably these are the wrong way around) and to the north 2m by 70m and 2.4m by 57m but retaining a road width of 6.5m. - 2.8 An analysis of the proposed development in terms of the number of vehicles generated, it is considered to generate 1 inbound and 3 outbound between 0800 and 0900hrs and 3 inbound and 2 outbound between 1700hrs and 1800hrs which is considered to be below the maximum capacity for the highway network with a regular and 30min frequency bus service within 5 minutes' walk of the site. PLANNING POLICY
3.1 Field 612728 is identified in the Laxey and Lonan Area Plan of 2005 as Proposed Residential with an accompanying text in the Written Statement: Field 7459 to the north of Highfield Drive - Area 13 - 4.41 It has been suggested that some further residential development could occur behind Highfield Crescent in field 612728 (Area 13). However, this would necessitate a new road leading from Baldrine Road to the site as there is no other means of access from existing roadways. This area is surprisingly inconspicuous as viewed by the general public who would only see the site when coming into Baldrine from Laxey coming towards Garwick Mill and in the winter months when the existing trees between the site and The Crescent screen the site less effectively than in summer. The site may also be seen from a longer view from the Ballagawne Road although again, the site is much less conspicuous in summer than in winter. It is accepted that those existing properties closest to the site may have some views of the site although views may be screened by the introduction of new tree and shrub planting. There is a site of archaeological interest in this field and this should be taken into account in any proposals for development. It is suggested that this site could be suitable for higher density housing - higher than that found in Highfield Drive. If development were to be of this type, play facilities for children must be provided in conjunction with the houses, although this need not be within the site identified as suitable for development. L/RES/P/10 - LAND ADJACENT TO HIGHFIELD DRIVE - Area 13
4.65 THIS FIELD WILL BE CONSIDERED SUITABLE FOR RESIDENTIAL DEVELOPMENT WHERE THIS MAY INCLUDE DEVELOPMENT AT A RELATIVELY HIGH DENSITY TO INCORPORATE PROVISION FOR FIRST TIME BUYERS. DEVELOPMENT MUST HOWEVER ACKNOWLEDGE THE EXISTENCE OF THE SITE OF ARCHAEOLOGICAL INTEREST AND MANX NATIONAL HERITAGE MUST BE CONSULTED PRIOR TO THE FORMULATION OF DEVELOPMENT PROPOSALS. ACCESS TO THE SITE MAY BE PROVIDED FROM THE BALDRINE ROAD THROUGH FIELD 6254 ALTHOUGH NO DWELLINGS WILL BE PERMITTED IN THIS FIELD. FACILITIES MUST BE INCLUDED IN ANY DEVELOPMENT PROPOSAL FOR CHILDREN'S PLAY.
IT IS LIKELY THAT THERE WILL BE NO MAINS DRAINAGE AVAILABLE TO THIS SITE DUE TO AVAILABLE ACCESS, TOPOGRAPHY AND CAPACITY IN THE EXISTING SYSTEM. AS SUCH PROPOSALS FOR DEVELOPMENT MUST INCLUDE ON SITE SEWAGE TREATMENT.
3.18 NO DEVELOPMENT WILL BE PERMITTED WHERE THIS WOULD HAVE AN ADVERSE IMPACT ON THE APPEARANCE, CHARACTER, SETTING OR AMENITIES OF ANY RAILWAY BUILDING, FACILITY OR ALONG THE TRACK WHERE ANY VIEW FROM THE MANX ELECTRIC, GROUDLE OR SNAEFELL MOUNTAIN RAILWAYS WOULD BE ADVERSELY AFFECTED.
3.19 ENCOURAGEMENT WILL BE GIVEN TO THE DEPARTMENT OF TOURISM AND LEISURE IN ITS EFFORTS TO IMPROVE AND ENHANCE THE MANX ELECTRIC AND SNAEFELL MOUNTAIN RAILWAYS IN TERMS OF THE ROUTE OR BUILDINGS ASSOCIATED THEREWITH.
7.7 NO DEVELOPMENT WILL BE APPROVED WHERE THIS ADVERSELY AFFECTS EITHER A FEATURE OF ARCHAEOLOGICAL IMPORTANCE OR THE SETTING OF SUCH A FEATURE. MANX NATIONAL HERITAGE MUST BE CONSULTED PRIOR TO THE FORMULATION OF ANY DEVELOPMENT PROPOSALS NEAR TO SITES OF SUCH IMPORTANCE.
3.5 Paragraph 4.35 It has been suggested that the village is suitable for further development as there are opportunities where development could occur and the settlement already has the benefit of a village shop. There is also a suggestion that the settlement is suitable for the location of a new primary school for the Lonan area (see Section 10 - Education). However, the sewerage system involves the discharge of untreated sewage into Garwick Bay via an aged and substandard pipe network running ultimately through Garwick Glen where access is not easily accessible: any increase in development will exacerbate this situation with no prospect of an immediate resolution to this problem. In this respect the Department would require any further development in the areas identified for new housing is accompanied by appropriate treatment plants on the respective sites to ensure that the existing situation regarding the discharge of sewage to the sea is not exacerbated. - 3.6 Paragraph 12.1 Laxey currently suffers from an aged and substandard sewerage infrastructure which experiences infiltration by surface water (which reduces overall capacity) and which is not presently, in the case of the Glen Road sewer, capable of accepting any more effluent. Until appropriate works are undertaken to this sewer, it is unlikely that the Department of Transport will permit many further connections thereto and the Department of Local Government and the Environment will not approve any development where the Department of Transport recommends that there is insufficient capacity within the existing system. - 3.7 Paragraph 12.2 Lonan generally has no treated mains sewerage, all sewage being transported to Garwick where is it discharged untreated into the sea. Whilst it would clearly be unfeasible and uneconomical to require any new developments to introduce a new drainage system for the area as a whole, it is equally important not to worsen the existing situation (IRIS is not likely to be available in Laxey and Lonan within the plan period. As such, individual plots which are cumulatively small in number will be accepted as adding only very insignificantly to the existing situation. However, developments which proposed more than one or two new properties per site will be expected to include in the development a sewage treatment facility. This must be designed to satisfactorily treat the sewage which results from the use of the site as proposed and must be connectable to the main system when IRIS finally reaches the area). - 3.8 Development should also accord with the general standards of development as set out in General Policy 2 of the Strategic Plan:
"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.9 The Strategic Plan also contains policies which protect the historic rail routes around the Island: A Strategic Objective includes (e) To safeguard existing and abandoned railway routes.
5.14 The routes of the Steam, Electric and Mountain Railways form part of the ISS. The Steam and Electric Railways have potential for improvement in the longer term as part of an Integrated Transport Strategy for the Island. All of the current routes support the strategy of CENTRES and LINKS.
3.10 Transport Policy 3: New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes. - 3.11 Strategic Policy 1: Development should make the best use of resources by optimising the use of...unused land; ensuring the efficient use of sites, taking into account the need for access, landscaping, open space and amenity standards; and being located so as to utilise existing and planned infrastructure, facilities and services.' - 3.12 Strategic Policy 4; "Proposals for development must: a) protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National heritage Areas and sites of archaeological interest; b) protect or enhance the landscape quality and nature conservation value or urban as well as rural areas
4.1 Planning approval was granted for the creation of an access into the southern part of field 612727 under 14/00384/B.
REPRESENTATIONS Local residents
5.2 Garff Commissioners request details of the access road are brought forward at this stage to ensure that any highway has minimal impact on the countryside and request that a portion of the land provides affordable units suitable for first time buyers. They request that the impact on storm water is fully considered at this stage as with the full impact of additional traffic on Baldrine Road (24.10.16). They comment on the submission of further plans that the decisionmaker must be assured that there is adequate provision for dealing with surface water and no increased risk of flooding from the proposals (18.11.16). - 5.3 DEFA Forestry Officer comments that he has no objection to the application but requests that in the application for reserved matters should provide details of the position of all trees, their species, height, grade and health and measures for protection for any trees which would be affected by the development including changes in level of the ground, in accordance with BS5837:2012 Trees in relation to design, demolition and construction (13.10.16). - 5.4 Department of infrastructure Transport Services Division notes that the applicant has not engaged in early discussions with them and seek assurance that the following points will be satisfactorily addressed in any application:
the scheme does not allow any additional surface or drainage waters to run onto the MER over and above existing groundwater flows across the fields or place any reliance upon existing MER trackside drainage infrastructure there is no pedestrian or vehicular access onto the MER any change in boundaries which abut the MER are suitable for the operation of the railway any landscaping near the MER boundary are acceptable to them.
They also warn that the access to the site from Baldrine Road has a height restriction across the MER crossing (10.10.16).
5.5 DEFA Fisheries Division indicate that they have no objection to the application provided there is no adverse impact on the Garwick Stream which contains populations of fish including brown trout. As the proposal includes a proposal for an outfall to the watercourse, they are required to complete a "Development Within 9m of a Watercourse" form before detailed permission is granted (13.10.16). - 5.6 DEFA Environmental Protection Officer of the Environment, Safety and Health Directorate advises that if the development is connected to the main sewerage system it will not be a responsibility of the ESHD and will not require a discharge licence and their legislation will similarly not be responsible for dealing with any issues of surface water run-off caused by the development (13.10.16). - 5.7 Manx Utilities confirm that after discussions with DEFA and the applicant and concerns raised about the quality of discharge to the watercourse from a treatment works, MU will accept the connection of the development to the main foul sewerage system prior to it passing
"The highways consultation response below is based a detailed assessment of the evidence in support of this application. It is also based on several discussions with the agent and amendments to the original submitted drawings.
Traffic generation. The proposals are to build seven dwellings. Using the nationally accepted Trip Rate Information Computer System (TRICS), the forecasted traffic generation for this type of would be in the region of 1 movements per house during the morning peak hour (6 out / 1 in) and vice versa during the evening peak. Over a 24 hour period, each dwelling would generate around 8 movements per day with a total traffic generation in the order of 56 vehicle movements.
Access Road. The access road is proposed on the outside bend on Baldrine Road and leads down to the site following the topography of the land. The access road is built up slightly as part of an engineering operation to achieve a gradient of 1:12 which is the maximum normally permitted. This could be problematic in winter and may not be suitable for pedestrians. Nevertheless, there is general agreement among guidelines that a 1 in 12 slope is the maximum that may be used; anything greater than this will cause difficulties for manual wheelchair users.
Baldrine Road. Baldrine Road connects the site with A2. It is a rural road that crosses over the Manx Electric Railway in the form of an uncontrolled level crossing. Baldrine Road is narrow in places (3.5m) with limited passing places along certain parts of its length. Concerns remain over the introduction of additional traffic generated by the development using Baldrine Road and the increased likelihood of two vehicles meeting each other and having to reverse excessive distances in order to pass. Notwithstanding these concerns, the development offers a passing bay on Baldrine Road and also a segregated footway within the applicants control utilising an existing bund to the northern flank of Baldrine Road The applicant is also improving forward visibility at the 90 degree bend (opposite the stables entrance) on Baldrine Road to alert drivers of approaching vehicles. . These are welcomed and meaningful infrastructure improvements that will benefit all road users in the future.
Manx Electric Railway - level crossing. Additional traffic at the level crossing is clearly a concern however, tram drivers and vehicle drivers are well aware of the dangers of vehicles crossing at these locations; as a result they proceed with caution. There are several crossing similar to this on the island therefore it is not unusual for road users to cross the track. However, it is recommended the applicant provide some element of additional signage warning road users of approaching trams. This can be covered by condition.
Vehicle speeds on the A2. Based on the radar speed survey carried out back in February, 85th % ile wet weather speeds are 32mph northbound towards Laxey and 31.3 mph south towards Onchan. Based on the relevant standards in the Manual For Manx Roads and Manual For Streets the stopping sight distances for vehicles should be in the region of 47m.
Junction Improvement works A2 / Baldrine Road. As part of the proposals, the applicant is looking to improve existing visibility at the junction of Baldrine Road with the A2. Existing visibility is limited, measured 2.4m back from the existing stop line, sightlines are 2.4m x 17.5m to the north towards Laxey and 2.4m x tangential (60m) to the south towards Onchan. A mirror is located on the opposite side of the A2 to assist drivers turning right out of Baldrine Road. Whilst this is beneficial, a convex mirror alone is inadequate to facilitate additional traffic from development; mirrors are prone to vandalism, suffer with condensation and require maintenance in order for them to work effectively enough.
As part of the development, the applicant is proposing a junction improvement by relocating the stop line of Baldrine Road further into the A2 thus improving visibility for emerging drivers.
Based on drawing no AT/16-01-10 the improved visibility would be in the order of 2.4m x 32.0m to the north and a similar figure 2.4m x tangential (60m) to the south. The alterations to the stop line do not affect the visibility to the right (south) but have a marked improvement to the left (north) increasing stopping sight distance from 17.5m up to 32.0m. Whilst this is not to the recommended requirement as stated in the Manual for Manx Roads (47.0m), it represents a material increase in visibility.
Accident Data A2 / Baldrine Road junction. There has been one recorded accident at the junction of the A2 and Baldrine Road over the last 5 years recorded as damage only; no injuries were sustained by either driver; occurring April 2016 where a vehicle waiting to emerge from Baldrine Road with the intention of turning right turns into the path of a vehicle travelling towards Laxey.
Conclusions. Based on the speed surveys and the required stopping sight distances, the junction improvement does not match the required standard of 47m but represents a material improvement to both existing and future drivers using Baldrine Road and its junction with the A2. The limited number of recorded accidents suggest there is no real issue with the way the junction operates or has been operating. Nevertheless, any proposals to improve visibility are considered beneficial in terms of highway safety. The relocation of the existing stop line at this junction will also provide a more consistent carriageway width along the A2. Taking into account the improvements to Baldrine Road and relatively low traffic flows generated by 7 dwellings, the proposals are considered on balance to be acceptable.
Please attach the following conditions to any future consent;
Prior to development commencing, a signage scheme at the Manx Electric Railway level crossing shall be submitted to and approved in writing by the Department. The approved scheme shall be implemented prior to development becoming occupied. Reason: In the interests of Highway Safety.
Prior to development becoming occupied, the proposed footpath running parallel to Baldrine Road as shown on dwg no 16-01-01-A and 16-01-09-B shall be constructed to the satisfaction
of the Department. The footpath shall be maintained thereafter as part of the public highway / public right of way. Reason: In the interests of Highway Safety
Prior to development commencing, a new 8.0m x 2.4m passing bay along Baldrine Road as shown on dwg no 16-01-01-A shall be constructed to the satisfaction of the Department. The passing bay shall be maintained thereafter as part of the public highway. Reason: In the interests of Highway Safety
Prior to development commencing, the realigned Manx sod bank / improvements to the 90 degrees on Baldrine Road as shown on dwg no 16-01-01-A shall be constructed to the satisfaction of the Department and maintained thereafter. Reason: In the interests of Highway Safety
Prior to development becoming occupied, the junction improvements as set out in drawing number AT/ 16-01-10 shall be carried out to the satisfaction of the LPA. Reason: In the interests of highway safety.
Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level. Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety.
The development shall be limited to no more than 7 dwellings unless otherwise approved in writing by the LPA. Reason: In the interests of highway safety."
6.1 Whilst there is significant opposition to the development of this site from local residents, the site has been designated for development since 2005 and with a recommendation that the site may be suitable for higher density housing. The most recent work undertaken in respect of the Area Plan for the East concludes that not only this site but also the land on both sides of the access road, is suitable for housing. As such, the principle of housing on this site should be considered acceptable.
6.2 The issues are whether development i) should be for development at a higher density, ii) can be satisfactorily drained and accessed; and iii) whether or not there are other material considerations which would demonstrate that the development of housing here is now unacceptable.
6.3 In respect to the first matter, the Laxey and Lonan Plan suggests the site may include development at a relatively high density to incorporate provision for first time buyers and this view is supported by Garff Commissioners. Strategic Policy 1 states that development should make the best use of resources by optimising use of land. Arguably the proposal to develop the site for just 7 houses would not make the best use of the land and as it is only 7 units the applicant is not required to provide affordable housing which would be required if there were 8 units on the site. The applicant's design and access statement sets out that 'the proposals have been prepared having regard for the topography of the site which does not lend itself to higher density housing due to the level differences and access levels required for the drainage of the site. Play areas for children and public amenity space are therefore not as the development is for less than 10 dwellings'. On the one hand, a low density, particularly if it is
6.9 In considering all matters, the application is recommended for approval, altough the density of development proposed is low, a higher density of development may have resulted in more vociferous objections from residents as they may feel the impact of the development would be greater.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Signed :…………S CORLETT………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph in the Officer’s report).
Signatory to delete as appropriate YES/NO
The Committee approved the application at its meeting of 4th September, 2017 subject to the modification of condition 3 to add "(including mitigation of any flood risk)" to condition 3.
Also, on the revised recommendation of the Case Officer the Committee extended wider party status to that recommended to include the resident of Brookside
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