Agenda item

Outline application for erection of up to 75 new dwellings, parking and landscaping with associated access onto Chalfont Road (Appearance, Layout, Landscaping and Scale as reserved matters) at Land at North of Chalfont Road, Chalfont Road, Maple Cross.

Recommendations:

1)   that Members agree for officers to arrange a site visit prior to this application being presented to Planning Committee for a decision; and

2)   there is no recommendation for a decision to be made at this stage in the consideration of the application. Consequently, it is recommended that the Committee notes the report and is invited to make general comments with regards to the material planning issues raised by the application.

The Committee received a preliminary report on an outline application for the erection of up to 75 new dwellings, parking and landscaping with associated access onto Chalfont Road (Appearance, Layout, Landscaping and Scale as reserved matters) at Land at North of Chalfont Road, Chalfont Road, Maple Cross.

The Committee was invited to note the report, comment on any material planning considerations and consider undertaking a site visit.  The application would be brought back to the Committee at a later date for determination.

The Planning Officer provided an update that correction was required to paragraph 8.1.22 of the report to clarify that due the amount of hedging and vegetation which would be lost, the proposal would not provide a link to Footpath 008 but only to Footpath 009.  The applicant had provided a markup plan highlighting all tree and hedge removals (both partial and full) in response to comments from the Highway Authority: these were covered at paragraph 8.17.5 of the report and a plan was included in the presentation to the committee.

A local resident spoke against the application.

The applicant spoke in favour of the application.

Committee Members asked questions about the detail of the proposal which were responded to by officers.  Members’ comments included the following:

·        A speaker drew attention to regular localised flooding at the site location, the potential impact on vehicular access, and flood risk to neighbouring properties arising from the proposal.  The view was expressed that the flood risk assessment did not comprehensively cover the threat which was posed.  Additionally, the drains were not adequately maintained and therefore flooding represented a greater risk than had been accounted for.  Comment was also made that there was a risk in relation to foul water and sewage and a lack of drain capacity; that the traffic assessments did not accurately reflect the congestion experienced on Chalfont Road; and that a development of 300 houses in Buckinghamshire would further impact on road capacity.  Committee Members considered that full details on these issues should be covered in the officer report when the application comes to the committee for determination.

·        It was requested that details of the road and water infrastructure improvements mentioned by the applicant be included in the officer report, as well as further details of the play equipment to be provided (including maintenance arrangements); car parking provision and EV charging facilities; the attenuation pond; access issues; and the energy strategy for the site.   A Committee Member expressed the view that there should be compulsory EV charging for every property.

·        Committee Members’ comments also included that it was important to retain as much hedging as possible; that assurance should be sought in relation to the proportion of affordable housing to be provided, in order to try to ensure that this was not reduced by the developer at a later date; that the option of moving the site entrance further westwards, or siting the open space closer to Oakhill Road,  be considered in order to reduce the impact on properties in Oakhill Road; that the option of moving the attenuation pond be considered due to its visual impact; and that a requirement for obscured glazing be considered to prevent any overlooking of properties in Oakhill Road.

·        Officers clarified that whilst the wider site was Green Belt, the parcel of land which formed the application site had been assessed as Grey Belt for the reasons set out in the report.  The reasons for Maple Cross not being considered a large built-up area were addressed at paragraph 8.1.11.

·        A Committee Member questioned the sustainability of the site location given that it was 5km from Rickmansworth Station, the cycle routes to other transport hubs and employment sites were difficult, and buses were often impacted by the congestion on Chalfont Road.  The Committee Member also commented that the facilities to be provided on the site appeared to be minimal, with the only public benefit seeming to be housing and a small amount of open space.  Public amenity in the form of green space, walks, and play areas already existed in the nearby vicinity.

·        A Committee Member commented that a condition requiring a permanent wheel washing facility should be required as part of any planning consent.

By general assent the Committee agreed the recommendations as set out in the report.

RESOLVED: that

1)   Members agree for officers to arrange a site visit prior to this application being presented to Planning Committee for a decision; and

2)   the Committee notes the report and makes general comments with regards to the material planning issues raised by the application as set out above.