UTT/16/1466/DFO GREAT DUNMOW MAJOR

Transcription

1 UTT/16/1466/DFO GREAT DUNMOW MAJOR PROPOSAL: LOCATION: APPLICANT: AGENT: Reserved matters approval for the accesses to the site and principal roads within the site including spine road following outline application UTT/13/2107/OP Land west of Woodside Way, Great Dunmow Barratt Homes, C J Trembath and The Building Farms Partnership Mr A Blackwell, Bidwells EXPIRY DATE: 16 December 2016 CASE OFFICER: Karen Denmark 1. NOTATION 1.1 Outside Development Limits/Adjacent Ancient Woodland, County Wildlife Site and SSSI. 2. DESCRIPTION OF SITE 2.1 The application site lies on the western edge of Great Dunmow, to the east of Woodside Way and forms part of a wider site known as Land west of Woodside Way. The B1256 (Stortford Road) runs along the southern boundary of the site, High Wood runs along the western boundary, there are open fields to the north and to the east is an area of open space adjacent to Woodside Way. Hoglands Wood adjoins the north eastern corner of the site and below the woodland and to the east of the site boundary is an area of land being used in conjunction with the Woodlands Park development which is outside of the application site. High Wood Quarry lies to the north west of the site. 2.2 The wider site consists of 5 fields currently used for agricultural purposes. The western field runs north/south and is adjacent to High Wood. There are two fields to the rear of the site with a ditch running along the northern boundary. These are separated from the frontage fields by an area of coppice and hedgerows. The eastern frontage field wraps around Canada Cottages and the adjoining builders yard. 2.3 There is a public right of way running northwards from the B1256 from a point approximately half way along the wider site frontage. This runs up to the area of woodland plantation and then turns to the east towards Woodside Way and passes another area of woodland plantation. There is a bridleway running up the western boundary of the site adjacent to High Wood. Adjacent to the south eastern boundary of the site is a further area of plantation woodland, lying outside of the application site. 2.4 There are hedgerows and ditches along the field boundaries of the wider site. The northern boundary has a stream running through the ditch and this links up with High Wood, a SSSI, to the west and Hoglands Wood to the east. Both woodlands are County Wildlife sites and Ancient Woodlands. The frontage of the wider site is

2 largely open and there are clear views into the site from the B The land rises up from the B1256 to the central field boundary which forms a ridge. The land then falls away again towards the northern boundary. The highest point of the site is on the western boundary and is approximately 98.5m Above Ordnance Datum (AOD) and the lowest point is in the north east of the site at around 84.5m AOD. 3. PROPOSAL 3.1 The application relates to the reserved matters for the two access points into the site and the route of the spine road to serve the residential development. 3.2 The proposed access from Stortford Road would be via a new roundabout to be constructed on the B1256. The proposed eastern access to the site would be from Woodside Way and would be a priority junction. 3.3 It is proposed that the development of the site would be delivered in 4 phases (see UTT/16/1467/DOC for further information). Phase 1 would be adjacent to High Wood; phase 2 would be the north eastern part of the site; phase 3 the south eastern part; and phase 4 would be the north western part. 3.4 The proposed spine road would extend westwards from Woodside Way, passing through phase 2, to a point approximately midway across the application site. This point is where the primary school site and community centre would be located as identified on the approved master plan under UTT/13/2107/OP. The road would pass between the school site and community centre site before turning south and connecting with the roundabout junction on the Stortford Road. The road would pass between phases 1 and 3. A separate spur from the spine road would extend northwards and westwards around the school site to serve the area which will become phase APPLICANT S CASE 4.1 No applicant s case has been submitted with the application, although additional information has been submitted with revised traffic count information relating to Woodside Way. This information was not available at the time of the consideration of the outline application as Woodside Way was not open to traffic at that point. 5. RELEVANT SITE HISTORY 5.1 UTT/13/2107/OP: Outline application, with all matters reserved, for up to 790 homes, including primary school, community buildings, open space including playing fields and allotments and associated infrastructure. Land west of Woodside Way, Great Dunmow approved 27 October POLICIES 6.1 National Policies - National Planning Policy Framework 6.2 Uttlesford Local Plan (2005) - GEN1 - Access

3 7. TOWN COUNCIL COMMENTS 7.1 Great Dunmow Town Council supports this application on the condition that the main roads, access roads and roundabout on the B1256 Stortford Road are put in before construction starts, to limit disruption. 8. CONSULTATIONS Highways England: 8.1 Offer no objection. Fisher German: : It appears from the plans that have been submitted that the proposed accesses to the site and principal roads are to be constructed within three metres of the pipeline. Such works would require consent from CLH Pipeline System and in this instance consent would not be granted as the proposed works would restrict access to the pipeline, both for routine maintenance and in an emergency situation. We must therefore object to the planning application. My client must be consulted to ensure the proposal has no impact on the Easement Strip. 8.3 Further to correspondence with the applicants of the above referenced planning application, I can confirm that an agreement has been reached and we would like to remove the planning objection on behalf of CLH-PS (original planning correspondence attached). This agreement has been reached subject to the following wording being added as a planning condition: The planning approval is for the spine roads only and all subsequent detailed housing layouts will require CLH-PS consent and therefore need to conform to formal oil pipeline requirements. Engagement with CHL-PS at the address below along with reference to the pipeline standard requirements is essential prior to detailed layout consideration and submission of detailed planning permission. ECC Education: 8.4 Essex County Council, acting as the appropriate authority for education and childcare in the Uttlesford area, has no objection to the reserved matters application submitted. ECC Ecology: 8.5 Thanks you for consulting us with regard to these reserved matters. We have no additional comments to make Stansted Airport Limited: 8.6 The proposed development has been examined from an aerodrome safeguarding aspect and does not conflict with any safeguarding criteria. Accordingly, the Aerodrome Safeguarding Authority for Stansted Airport has no safeguarding objections to the proposal. ECC Highways: 8.7 In assessing this application the highway authority requested a number of changes

4 in the detail of the link road and accesses, and that some further assessment of the Woodside Way junction was undertaken given that when the outline application was determined the road was not open. Safety audits were undertaken and the designer responses received. It is noted that the development layout shown on the plans is indicative only, therefore the relationship of the road to the detail of the layout has not been assessed in this response. All housing developments in Essex which would result in the creation of a new street (more than five dwelling units communally served by a single all-purpose access) will be subject to The Advance Payments Code, Highways Act, The Developer will be served with an appropriate Notice within 6 weeks of building regulations approval being granted and prior to the commencement of any development must provide guaranteed deposits which will ensure that the new street is constructed in accordance with acceptable specification sufficient to ensure future maintenance as a public highway. From a highway and transportation perspective the impact of the proposal is acceptable to the Highway Authority subject to mitigations and conditions. 9. REPRESENTATIONS 9.1 This application has been advertised and 6 letters of representation have been received. Notification period expired 9.2 Object to land being used for more houses Not enough secondary school places and extra pressure on primary schools Need to reopen local railway line Object on basis of overdevelopment, over capacity of schools, likely increase in crime, reduction of air quality and green space Traffic flow plan is poor Community provision and knock on effects have not been planned Vehicles leaving development onto Woodside Way should be directed to turn left only. To allow vehicles to turn right would create severe risk of collisions 10. APPRAISAL The issue to consider in the determination of the application is whether the design and location of the proposed access points would be appropriate (ULP Policy GEN1) The application relates to the reserved matters for the two access points into the site and the route of the spine road to serve the residential development. Additional works covered by S278 and outside the planning application include various crossing points. Information is given on these for clarity but they do not form part of the planning application The proposed access from Stortford Road would be via a new roundabout to be constructed on the B1256. This would include pedestrian refuge islands, tactile paving and dropped kerbs at the entrance to the site. The existing footpath alongside the B1256 would be extended into the site on either side of the access point. A further crossing point with refuge island, tactile paving and dropped kerbs would be provided close Buttleys Lane which would provide connectivity with the Flitch Way and National Cycle Route 16 (NCN 16).

5 10.3 The proposed eastern access to the site would be from Woodside Way and would be a priority junction. There would be a pedestrian crossing facility with tactile paving and dropped kerbs across the junction. Two further crossing points would be provided on Woodside Way. The northern crossing point would provide tactile paving, dropped kerbs and a refuge island. The southern crossing point would have a signalised Toucan crossing facility with tactile paving, dropped kerbs and a refuge island. Two additional crossing points with tactile paving and dropped kerbs are provided at Woodlands Park Drive It is proposed that the development of the site would be delivered in 4 phases (see UTT/16/1467/DOC for further information). Phase 1 would be adjacent to High Wood; phase 2 would be the north eastern part of the site; phase 3 the south eastern part; and phase 4 would be the north western part The proposed spine road would extend westwards from Woodside Way, passing through phase 2, to a point approximately midway across the application site. This point is where the primary school site and community centre would be located as identified on the approved master plan under UTT/13/2107/OP. The road would pass between the school site and community centre site before turning south and connecting with the roundabout junction on the Stortford Road. The road would pass between phases 1 and 3. A separate spur from the spine road would extend northwards and westwards around the school site to serve the area which will become phase It is proposed that cross points with tactile paving and dropped kerbs would be provided at the junction points within the development scheme. In addition bus stops would be provided within the site one at the eastern end of the site within phase 2, one to the east of the school/community centre hub (also phase 2) and one adjacent to phases 1/ The route of the spine road has been designed to ensure the development is equally served by bus stops and that the central core of the development is easily accessible. Traffic calming measures around the school and community centre are proposed, but these form part of the S278 works and not this planning application The proposals have been considered by the Highways Department who raise no objections subject to conditions. The proposals comply with Policy GEN CONCLUSION The following is a summary of the main reasons for the recommendation: The proposals have been considered by the Highways Department who raise no objections subject to conditions. The proposals comply with Policy GEN1. RECOMMENDATION APPROVAL WITH CONDITIONS Conditions 1. No more than 150 dwellings shall be occupied, or at such other timescale at the explicit discretion of the Local Planning Authority, before the provision of the spine road as shown in principle on the submitted drawings with 6.75 carriageways one 2m footway and one 3m cycleway. Crossings, traffic calming, bus stops, bus shelters and 3m footway adjacent to the school to be provided before first

6 occupation of the phase of the development they will serve. REASON: To ensure the road is open and available for use to a bus service by the occupation of the 150th dwelling. In the interests of promoting sustainable development and transport in accordance with policy DM9 of the Highway Authority s Development Management Policies, adopted as County Council Supplementary Guidance in February No more than 150 dwellings shall be occupied, or at such other timescale at the explicit discretion of the Local Planning Authority, before the provision of the proposed ghosted priority junction on to Woodside Way, as shown in principle on the submitted drawings and revised drawings 152 rev E and 150 rev E to include a 6.75 metre carriageway, one 2 metre footway and a 3m cycleway and visibility Splays of 9m by 160m in both directions. REASON: To ensure to ensure that vehicles can enter and leave the highway in a controlled manner and provide adequate inter-visibility between vehicles using the road junction and those in the existing public highway in the interest of highway safety in accordance with policy DM1 of the Development Management Policies as adopted as County Council Supplementary Guidance in February Prior to commencement of the development the proposed roundabout on to Stortford Road, as shown in principle on the submitted drawings including revised drawing 169 rev C showing 215m forward visibility shall be provided. Following implementation of access, a review of the speeds and speed limits to be carried out and submitted to the Local Planning Authority in consultation with ECC Highway Authority and if deemed necessary by the highway authority, the developer shall implement a change of speed limit including TROs, lining and signage. REASON: To ensure to ensure that vehicles can enter and leave the highway in a controlled manner and provide adequate inter-visibility between vehicles using the road junction and those in the existing public highway in the interest of highway safety in accordance with policy DM1 of the Development Management Policies as adopted as County Council Supplementary Guidance in February 2011.

7 Application Number: UTT/16/1466/DFO Address: Land West Of Woodside Way Great Dunmow Crown copyright and database rights 2016 Ordnance Survey Organisation: Uttlesford District Council Department: Planning Date: 30 November 2016