Category: STANDARD CONSULTATION: Developer Comments

DEVELOPMENT_PARCEL_PARAMETER_PLAN_01-1335983.pdf

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DEVELOPMENT_PARCEL_PARAMETER_PLAN_01-1335983

Summary

Key Features:

  • Boundaries: The red outline indicates the site boundary.
  • Parcels: Different areas within the site boundary, indicating various uses.
  • Infrastructure: Roads, paths, and other infrastructure elements within the development area.

What aspects should be evaluated in relation to this document?

Environmental Impact

Green Space Preservation:

Evaluate how the development plans to preserve existing green spaces and natural habitats within the site boundary. Consider the impact on local biodiversity and ecosystem services.

Flood Risk Management:

Assess the strategies for managing flood risks, including the implementation of sustainable drainage systems (SuDS). Ensure that these strategies are adequate to handle stormwater and prevent flooding.

Residential Amenity

Quality of Life for Residents:

Review how the design and layout of the housing parcels affect the quality of life for residents. Consider factors such as noise levels, privacy, access to sunlight, and proximity to amenities and green spaces

Public Amenities and Recreational Areas:

Evaluate the provision of public amenities, such as parks, playgrounds, and community centres. Ensure that there is sufficient space for recreational activities and community interaction.

Community Involvement:

Review the extent of community involvement in the planning process. Ensure that community feedback has been considered and incorporated into the development plans.

Impact on Local Community:

Assess the impact of the development on the existing local community. Consider factors such as changes in population density, demand for local services, and social cohesion.

Land Use

Land Use Distribution:

Evaluate the distribution of land uses within the development site. Ensure that there is a balanced allocation of space for residential, commercial, public, and green areas.

Sustainability of Land Use:

Assess the sustainability of the proposed land uses. Consider the long-term viability of the development in terms of environmental, social, and economic factors.

Disclaimer

ECOLOGICAL_IMPACT_ASSESSMENT-1335968.pdf

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ECOLOGICAL_IMPACT_ASSESSMENT-1335968

Summary

Key Points:

Surveys conducted between 2018 and 2024, including habitat and species-specific surveys. Identified 25 Important Ecological Features (IEFs), including habitats and species of local and regional importance. Recommendations include habitat protection, creation of wildlife corridors, and mitigation measures for light and noise pollution.

Summary:

The ecological impact assessment highlights the need for careful planning to protect local wildlife. Recommendations focus on minimising disturbance to habitats and implementing strategies to enhance biodiversity.

Weak Points:

  • Some data, including tube tests, are from 2018, raising concerns about their current relevance and accuracy.
  • Potential biases in survey methods and interpretations to favour the developer’s outcomes.
  • Mitigation measures may be optimistic and require thorough verification.

What aspects should be evaluated in relation to this document?

ENVIRONMENTAL IMPACT

Biodiversity and Habitat Preservation:

  • Evaluate how the development affects local biodiversity, including flora and fauna. Assess measures for preserving and enhancing habitats within the site.

Ecological Connectivity:

  • Review the impact on ecological corridors and connectivity between habitats. Ensure that wildlife movement and genetic exchange are not disrupted by the development.

Protected Species and Sites:

  • Identify any protected species and designated conservation areas within or near the development site. Evaluate the measures proposed to mitigate impacts on these protected entities.

Mitigation Measures:

  • Assess the effectiveness of proposed habitat creation and restoration efforts. Ensure that these measures will compensate for any habitat loss or degradation caused by the development.
  • Review the long-term management plans for maintaining and monitoring ecological features. Ensure that there are clear strategies for managing habitats and species over the lifetime of the development.
  • Evaluate the commitment to achieving biodiversity net gain. Ensure that the development will result in a measurable improvement in biodiversity compared to the pre-development baseline.

Monitoring and Reporting:

  • Review the plans for monitoring the ecological impacts of the development over time. Ensure that there are clear indicators and methods for assessing the effectiveness of mitigation measures.
  • Ensure that there are provisions for regular reporting to relevant authorities and stakeholders on the ecological performance of the development.

DESIGN AND APPEARANCE

Integration of Green Infrastructure:

  • Assess how green infrastructure, such as green roofs, walls, and sustainable drainage systems (SuDS), is integrated into the design of the development. Ensure that these features contribute to ecological enhancement.

Landscape Design:

  • Review the landscape design for its contribution to ecological value. Ensure that native species are used, and that landscaping enhances habitat diversity and connectivity.

LOCAL AND NATIONAL PLANNING POLICIES

Local and National Planning Policies:

  • Verify that the ecological impact assessment aligns with relevant local and national planning policies, including those related to biodiversity conservation and environmental protection.

Legislation and Regulations:

  • Ensure compliance with relevant legislation and regulations, such as the Wildlife and Countryside Act and the Habitats Regulations. Review any required licenses and permits for working with protected species and habitats.

RESIDENTIAL AMENITY

Community Engagement:

  • Evaluate the extent of stakeholder and community involvement in the ecological assessment process. Ensure that local knowledge and concerns have been incorporated into the assessment and mitigation plans.
  • Assess opportunities for using the development to promote environmental education and recreation. Ensure that the design includes features that can engage and benefit the local community, such as nature trails and information boards.

Disclaimer

DESIGN_AND_ACCESS_STATEMENT-1335969.pdf

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DESIGN_AND_ACCESS_STATEMENT-1335969

Summary

Establishes:

Describes the proposed development, including design principles, access, and landscaping.
Provides a framework for sustainable high-quality development.
Incorporates pedestrian and vehicular access, emphasizing connectivity and sustainability.

Weak Points:

The proposed development includes two-storey houses, which may not align with the existing bungalow-style houses on Beechlands Road, potentially impacting local character.
Claims of sustainability and design quality may not fully address practical issues such as drainage and traffic impact.

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What aspects should be evaluated in relation to this document?

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Disclaimer

COVERING_LETTER-1335946.pdf

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COVERING_LETTER-1335946

Summary

Establishes:

Outline Application Submission: Provides a summary of the outline planning application for up to 70 dwellings, including details about vehicular and pedestrian accesses, public open space, landscaping, and drainage.

Referenced Documents: Lists the documents and plans submitted as part of the application package, including transport assessment, ecological impact assessment, flood risk assessment, and more…

Weak Points:

General Information: The letter primarily provides an overview without detailed justifications or specific data. It refers to other documents for comprehensive details.

Potential for Overlooked Concerns: If the referenced documents do not fully address key concerns, there may be gaps in the application package.

Documents:

The covering letter for the planning application includes a comprehensive list of documents and plans submitted as part of the application package. Here are the documents and plans referenced:

  1. Application Form and Ownership Certificate (Certificate B)
  2. Planning Statement, incorporating:
    • Sustainability Statement
    • Affordable Housing Statement
    • s106 Heads of Terms (Prepared by SLR Consulting)
  3. Design and Access Statement (Prepared by Thrive Architects)
  4. Statement of Community Involvement (Prepared by SLR Consulting)
  5. Housing Land Supply Assessment (Prepared by Pegasus Group)
  6. Transport Assessment, incorporating:
    • Road Safety Audit (Prepared by iTransport)
  7. Framework Travel Plan (Prepared by iTransport)
  8. Flood Risk Assessment (Prepared by The Civil Engineering Practice)
  9. Utilities Statement (Prepared by The Civil Engineering Practice)
  10. Landscape and Visual Appraisal, including:
    • Associated viewpoint photographs
    • Designation plans (Prepared by SLR Consulting)
  11. Ecological Impact Assessment (Prepared by LC Ecological Services)
  12. Biodiversity Net Gain Metric (Prepared by LC Ecological Services)
  13. Arboricultural Impact Assessment and Method Statement (Prepared by Barrell Tree Consultancy)
  14. Tree Protection Plan (Prepared by Barrell Tree Consultancy)
  15. Manual for Managing Trees on Development Sites (By Barrell Tree Consultancy)
  16. Desk-Based Archaeology Assessment (Prepared by SLR Consulting)
  17. Phase 1 Geo-Environmental and Geotechnical Site Assessment (Prepared by Geo-Environmental)
  18. Lighting Plan (Prepared by Nulty Lighting)
  19. Noise Impact Assessment (Prepared by SLR Consulting)
  20. Sustainability Checklist (Prepared by SLR Consulting)
  21. Validation Checklist (Prepared by SLR Consulting)

What aspects should be evaluated in relation to this document?

LOCAL AND NATIONAL PLANNING POLICIES

Verify Compliance:

  • Ensure the covering letter confirms compliance with relevant local and national planning policies. This includes adherence to all relevant legal and regulatory requirements, obtaining necessary permits, and ensuring the development complies with zoning laws and environmental regulations.

Review Alignment with Policy Objectives:

  • Assess how the proposed development aligns with broader planning objectives outlined in local and national policies, including sustainability goals, housing needs, and infrastructure improvements.

INFRASTRUCTURE AND SERVICES

Assess Impact on Infrastructure:

  • Evaluate how the proposed development will impact local infrastructure, including transportation, utilities, and public services. The covering letter should outline any plans to upgrade or expand infrastructure to accommodate the new development.

RESIDENTIAL AMENITY

Review Impact on Residents:

  • Consider how the development will affect existing residents. The covering letter should address potential impacts on noise levels, privacy, and access to amenities. It should also highlight any proposed measures to mitigate negative impacts on residential amenity.

ENVIRONMENTAL IMPACT

Evaluate Environmental Considerations:

  • Assess how the development addresses environmental concerns. The covering letter should mention strategies for minimizing the environmental footprint, such as sustainable building practices, green spaces, and conservation efforts.

DESIGN AND APPEARANCE

Review Architectural and Landscape Design:

  • Examine the proposed architectural and landscape design elements. The covering letter should provide an overview of how the design complements the existing neighborhood and enhances the visual appeal of the area.

PUBLIC OPINION

Assess Community Involvement:

  • Evaluate the extent of community involvement in the planning process. The covering letter should detail any community consultations that have taken place and how feedback from residents has been incorporated into the development plans.

Disclaimer

CONSTRAINTS_AND_OPPORTUNITIES_PLAN-1335979.pdf

Constraints and Opportunities Plan

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CONSTRAINTS_AND_OPPORTUNITIES_PLAN-1335979

Summary

The Constraints and Opportunities Plan visually represents various key features and considerations for the proposed development site. This plan is essential for understanding the limitations and potential enhancements for the project. Key elements marked on the map include:

  1. Site Boundary: The outer limits of the development area are clearly defined.
  2. Site Access: Points of entry and exit to the site are indicated, ensuring accessibility.
  3. Public Rights of Way (Bridleway): Existing public paths available for use, particularly for horse riding, are highlighted.
  4. Proposed 2m Footpath: New pedestrian pathways are planned to improve accessibility within the site.
  5. Existing Vehicular Route: Current roads and pathways used by vehicles within the site are marked.
  6. Existing Trees:
    • Category A and B: High and moderate-quality trees that are significant for retention are shown.
    • Category C: Low-quality trees or those with limited life expectancy are also identified.
  7. Root Protection Area for Category A and B Trees: Zones designated to protect the roots of important trees during construction.
  8. Potential Green Arrival Space: Proposed areas for green, welcoming spaces at entry points to enhance the aesthetic and ecological value.
  9. Opportunity for Single Storey Development: Identified areas suitable for the development of single-story buildings, ensuring that the scale of development is appropriate for the context.
  10. Indicative Contours: Topographical information showing the landscape’s elevation changes, helping to understand the site’s natural form.
  11. Views:
    • Views Out to Open Countryside: Areas with scenic views of the surrounding countryside.
    • Partial Public Views into the Site: Locations where the public can partially see into the site.
    • Open Public Views into the Site: Spots offering full views into the site for the public.
  12. Local Green Space: Stoney Lane Strip: A designated local green area within or adjacent to the development site.
  13. Low Surface Water Flood Risk Zone: Areas identified as having minimal risk of flooding from surface water.
  14. Existing Public Foul Sewer: Locations of current sewage infrastructure, important for planning utility connections.
  15. Existing Trees and Hedgerows to be Safeguarded and Strengthened: Areas where existing vegetation is to be preserved and enhanced.
  16. Potential Ecological Buffer of Minimum 2m: Suggested buffer zones to protect ecological features, ensuring a minimum distance to mitigate environmental impact.
  17. Proposed Landscape Buffers:
    • To Local Green Space/Cawk House and Retained/Enhanced Vegetation: Buffers to integrate the development with the surrounding natural areas.
    • To Bridleway and Retained/Enhanced Vegetation: Buffers along the bridleway to protect and enhance the existing vegetation.

Key Features and Notations on the Map:

  • The map includes notations and symbols for various features, providing a clear visual guide to the development constraints and opportunities.
  • Areas with different colours and patterns indicate specific zones and features, such as green spaces, footpaths, and vehicular routes.
  • The plan incorporates existing natural features like trees and hedgerows, ensuring their protection and integration into the development.

This plan serves as a comprehensive guide for planners, developers, and stakeholders, ensuring that the development respects existing natural features and infrastructure while capitalising on opportunities to enhance the site’s environmental and social value.

Weak Points:

  1. Potential Overlook of Smaller Ecological Features:
  • The focus may primarily be on major ecological features (e.g., Category A and B trees), potentially overlooking smaller but still significant ecological components.

2. Risk of Inadequate Buffer Zones:

  • The suggested buffer zones might not be sufficient in all areas to protect sensitive ecological zones from construction impact.

3. Limited Detail on Soil and Water Management:

  • The plan might lack comprehensive details on managing soil erosion and water runoff, especially in areas marked as low surface water flood risk zones.

4. Potential Public Access Challenges:

  • While public rights of way and footpaths are indicated, there may be challenges in ensuring these are adequately accessible during all phases of development.

5. Integration of Proposed and Existing Infrastructure:

  • The plan may not fully address how new infrastructure will integrate with existing systems, particularly concerning utilities and roadways.

What aspects should be evaluated in relation to this document?

ENVIRONMENTAL IMPACT

Assess Protection Measures for Ecological Features:

  • Ensure that the protection measures for Category A and B trees, as well as other significant vegetation, are robust and comprehensive. Verify that the Root Protection Areas (RPAs) are adequate and effectively managed.

Evaluate Buffer Zone Adequacy:

  • Review the proposed ecological buffer zones to determine if they provide sufficient protection for sensitive habitats and ecological corridors. Consider increasing the buffer zones if necessary to ensure environmental protection.

Review Soil and Water Management Plans:

  • Ensure the plan includes detailed strategies for managing soil erosion and water runoff, particularly in areas identified as low surface water flood risk zones. These measures are crucial to prevent environmental degradation during and after construction.

DESIGN AND APPEARANCE

Evaluate Integration of Green Spaces:

  • Assess how well the proposed green arrival spaces and landscape buffers integrate with the overall design of the development. These elements should enhance the visual appeal and provide functional green areas for residents and wildlife.

Check Compatibility of Single-Storey Development Opportunities:

  • Ensure that the areas identified for single-storey development fit within the context of the surrounding environment and community. The design should complement the existing landscape and built environment.

Consider Views and Sightlines:

  • Evaluate the impact of the development on key views, including views out to the countryside and public views into the site. The development should enhance rather than obstruct these views, maintaining a visual connection with the natural surroundings.

RESIDENTIAL AMENITY

Review Accessibility and Connectivity:

  • Assess the accessibility of the proposed footpaths, bridleways, and vehicular routes. Ensure that these routes are well-integrated into the existing infrastructure and provide safe, convenient access for all residents.

Evaluate Impact on Local Green Space Usage:

  • Consider how the development will impact the usage of local green spaces, such as the Stoney Lane Strip. Ensure that these areas remain accessible and enjoyable for the community.

Consider Impact on Resident Experience:

  • Evaluate how the proposed development will affect the overall living experience of residents, including aspects like noise, privacy, and access to nature. The development should enhance residential amenity by providing well-designed, accessible, and attractive green spaces.

Community Engagement:

  • Review Community Involvement: Consider how the community has been involved in the planning process. Ensure that there has been adequate consultation and that community feedback has been incorporated into the plan.

Health and Wellbeing:

  • Assess Impact on Public Health: Evaluate how the development will impact public health, including access to green spaces, recreational areas, and clean air. Ensure that the design promotes healthy living environments.

Additional Material Considerations

TRAFFIC AND ACCESS

Evaluate Traffic Flow and Safety:

Assess how the proposed vehicular routes and access points will impact traffic flow and safety within and around the development site. Ensure that the design minimises congestion and provides safe access for vehicles and pedestrians.

Review Public Rights of Way:

Ensure that public rights of way, such as bridleways and footpaths, are adequately maintained and integrated into the development. Consider any potential disruptions and plan for safe and accessible routes during construction.

INFRASTRUCTURE AND SERVICES

Assess Utility Integration:

Evaluate how existing utilities (e.g., public foul sewers) will be integrated with new infrastructure. Ensure that the development does not overburden existing services and includes plans for any necessary upgrades.

Review Drainage and Flood Risk Management:

Examine the strategies for managing surface water drainage and flood risk, especially in areas identified as low surface water flood risk zones. Ensure that the development includes sustainable drainage systems (SuDS) and other measures to mitigate flood risks.

SUSTAINABILITY

Promote Sustainable Building Practices:

Check if the plan encourages the use of sustainable building practices and materials. Evaluate how these practices contribute to reducing the environmental footprint of the development.

Evaluate Energy Efficiency Measures:

Assess the proposed development’s energy efficiency measures, such as the inclusion of renewable energy sources and energy-efficient building designs.

HERITAGE AND CONSERVATION

Assess Impact on Heritage Sites:

Evaluate if there are any nearby heritage sites or conservation areas that could be affected by the development. Ensure that the design respects and preserves the historical and cultural significance of these areas.

Disclaimer

ARCHAEOLOGY_ASSESSMENT-1335974.pdf

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ARCHAEOLOGY_ASSESSMENT-1335974

Summary

Key Points:

  • The site has archaeological potential due to its proximity to Romano-British and prehistoric remains.
  • Baseline research indicates low potential for significant archaeological remains.
  • Four Grade II listed buildings within 1km of the site, no scheduled monuments within the study area.
  • Field observations revealed no significant archaeological features.
  • Previous fieldwork in the vicinity found limited archaeological features, primarily of prehistoric and post-medieval periods.

Summary:

The archaeological assessment suggests that while there is some potential for archaeological remains, the significance is likely low. The proposed development includes measures for archaeological mitigation to assess and record any deposits found during construction.

Weak Points:

  • Limited archaeological fieldwork on-site could mean unexpected finds during construction, potentially causing delays.
  • The presence of nearby listed buildings necessitates careful consideration to avoid impact on their settings.

What aspects should be evaluated in relation to this document?

HERITAGE AND CONSERVATION

Assess Potential Archaeological Findings:

  • Evaluate the likelihood of discovering archaeological artifacts or features within the development site. This involves assessing the site’s historical significance and any previous findings in the area.

Review Protection Measures for Archaeological Sites:

  • Ensure that there are adequate measures in place to protect any potential archaeological sites during construction. This includes plans for excavation, documentation, and preservation of artifacts.

Evaluate Historical Significance:

  • Assess the historical significance of the site based on the findings of the archaeological assessment. This includes understanding the cultural and historical context of any discovered artifacts or features.

Review Conservation Strategies:

  • Ensure that there are robust strategies in place for the conservation of archaeological findings. This might include on-site preservation, relocation, or documentation and display in local museums or heritage centers.

Ensure Compliance with Heritage Laws:

  • Verify that the archaeological assessment complies with all relevant heritage and conservation laws and regulations. This includes obtaining necessary permits and adhering to guidelines for excavation and preservation.

Review Documentation and Reporting Requirements:

  • Ensure that the archaeological assessment includes thorough documentation and reporting of findings, as required by regulatory bodies. This documentation is essential for legal compliance and historical records.

DESIGN AND APPEARANCE

Evaluate Integration with Development Plans:

  • Assess how the potential for archaeological findings will be integrated into the overall development plans. Ensure that the design allows for the preservation of significant archaeological sites and features.

Consider Impact on Historical Landscape:

  • Review how the development might impact the historical landscape and visual appearance of the area. The design should respect and enhance the historical context of the site.

INFRASTRUCTURE AND SERVICES

Assess Impact on Construction and Development Schedule:

  • Consider how archaeological assessments and potential findings might affect the construction timeline and development schedule. Plans should include contingencies for delays related to archaeological work.

Review Coordination with Infrastructure Planning:

  • Ensure that the archaeological assessment is coordinated with infrastructure planning, particularly in areas where significant findings might alter the placement of utilities and services.

RESIDENTIAL AMENITY

Review Community Involvement:

  • Consider how the community has been involved in the planning process. Ensure that there has been adequate consultation and that community feedback has been incorporated into the plan.

Consider Public Interest and Involvement:

  • Evaluate how the community has been informed and involved in the archaeological assessment process. Public interest in local history can be a valuable asset in promoting community support for the project.

Review Educational and Interpretive Opportunities:

  • Assess opportunities for using archaeological findings for educational and interpretive purposes. This might include creating informational displays, tours, or integrating findings into community programs.

Disclaimer

ARBORICULTURAL_IMPACT_APPRAISAL_AND_METHOD_SATEMENT-1335971 — SGN-1-Monitoring-V3.pdf

Monitoring Tree Protection (SGN 1)

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ARBORICULTURAL_IMPACT_APPRAISAL_AND_METHOD_SATEMENT-1335971-SGN-1-Monitoring-V3

Summary

Establishes:

  • Procedures for monitoring tree protection, including pre-commencement meetings, site visits, and regular checks.
  • Importance of involving a supervising arboriculturist to oversee protection measures.

Weak Points:

  • The reliance on regular monitoring and supervision might be compromised if not strictly enforced.
  • Any lapses in monitoring could lead to unauthorised damage to protected trees.

What aspects should be evaluated in relation to this document?

ENVIRONMENTAL IMPACT

Evaluate Tree Health Monitoring:

Ensure that the document includes comprehensive guidelines for regularly monitoring the health of trees within Root Protection Areas (RPAs) during construction. This is crucial for early detection of stress or damage to trees.

DESIGN AND APPEARANCE

Assess Integration of Monitoring Practices:

Check how the proposed monitoring practices will be integrated into the construction process without negatively impacting the design and appearance of the site.

RESIDENTIAL AMENITY

Review Impact on Residents:

Consider how the monitoring activities will affect the residents, especially in terms of noise and access to green spaces. Ensure that the practices do not disrupt the community unnecessarily.

Disclaimer

ARBORICULTURAL_IMPACT_APPRAISAL_AND_METHOD_SATEMENT-1335971 — SGN-2-Fencing-V3.pdf

Fencing Protected Trees (SGN 2)

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ARBORICULTURAL_IMPACT_APPRAISAL_AND_METHOD_SATEMENT-1335971-SGN-2-Fencing-V3

Summary

Establishes:

  • Specifications for installing temporary protective fencing around tree root protection areas (RPAs).
  • Importance of keeping fencing in place throughout construction activities.

Weak Points:

  • Potential for unauthorised removal or alteration of fencing without proper supervision.
  • Regular maintenance and checks are crucial to ensure the fencing remains effective.

What aspects should be evaluated in relation to this document?

ENVIRONMENTAL IMPACT

Evaluate Protective Measures:

Ensure the document details effective fencing methods to protect RPAs from construction activities. Proper fencing is essential to prevent damage to tree roots and soil compaction.

DESIGN AND APPEARANCE

Assess Aesthetic Impact:

Review the design of the fencing to ensure it is both functional and visually unobtrusive. The fencing should blend with the surroundings to maintain the aesthetic quality of the site.

RESIDENTIAL AMENITY

Consider Community Impact:

Evaluate how the fencing will affect residents’ access to green spaces and whether it maintains a safe and appealing environment around the development site.

Disclaimer