60 homes at Manor Offices, Old Road, Chesterfield

What was proposed

The application sought reserved matters approval for 60 homes, covering scale, appearance, layout and landscaping under an existing outline permission.

“CHE/22/00109/OUT Outline application for the demolition of existing office premises and erection of residential dwellings, with all matters reserved except access – conditional permission 30.03.2023”

“Outline planning permission with all matters, other than access, reserved for future consideration was granted in 2023. This application is seeking permission for the reserved matters of scale, appearance, layout and landscaping in line with the Outline permission.”

Officer report

The site and surroundings

The 2.3-hectare former office site had been largely hardstanding, with trees, planting, surrounding housing and heritage assets nearby.

“The application site is 2.3 hectares of land which is largely laid to hard standing. The premises previously on site were vacant for some years and a new use for the site was therefore required, those buildings have now been demolished. The boundaries of the site are generally well planted/landscaped with a range of trees to the north of the site and clusters of planting to the frontage.”

“The housing surrounding the site is largely 1930’s render finished and more modern housing to the west and north and Victorian/Edwardian red brick to the south.”

Officer report

What officers recommended

Officers considered the amended scheme acceptable and recommended approval because it met the outline permission and local planning policies, subject to conditions.

“The submission of the reserved matters is considered to be in accordance with the Outline permission. Matters of design, layout, heritage impacts and a tree retention have been suitably addressed through amended details. Subject to conditions the proposal is considered to be acceptable, meeting the requirements of the Outline permission and the policies of the Adopted Local plan.”

“At the time of writing, the council is not able to demonstrate a deliverable supply of housing sites sufficient for five years, measured against the Housing Need Methodology. Therefore the application of presumption in favour of sustainable development set out in paragraph 11 of the NPPF would apply. This requires a presumption in favour of sustainable development.”

Officer report

What consultees said

Consultees raised or addressed issues involving trees, heritage, biodiversity, highways, drainage, ground conditions, construction and local employment.

“Highway Authority Comments made see report Coal Authority No objection CBC Economic Development Recommend standard condition in regard to local labour supply and employment/training. CBC Tree Officer Upon assessing the new revised plans, I am happy with what is proposed. I would like to see RPAs in place for the TPO trees and non-TPO trees that surround and are within the construction and build areas.”

Officer report

What residents said

Eight comments raised concerns about boundaries, construction, traffic, infrastructure, trees, wildlife, density, design and sustainability.

“REPRESENTATIONS 6.1 Eight comments have been received after consulting on the original and amended scheme for the site. The concerns raised are as follows, starting with the most recent comments:”

“There are already lots of pot holes in the roads, the traffic volumes, safety of children and local wildlife will be impacted. ▪ You need to add the infrastructure before adding homes and people. ▪ You already have building machinery on site, further evidence the Council does what it wants and doesn’t care about people. ▪ You were asked to protect the trees for wildlife, there are foxes in the area.”

Officer report

Who spoke

The applicant’s representative addressed the committee, and the manager read a late objection letter to members.

What members discussed

Members noted concerns about zero carbon and renewable energy, while considering the space standards, retained trees and policy compliance.

“The Committee considered the report, and disappointment was noted in the lack of zero carbon and renewables planned but it was understood the proposal would largely be in line with the standards set by Building Regulations and would meet the requirements of Policy CLP20. The space standards and retained trees were also taken into consideration.”

Minutes

The committee vote

Councillor Stone moved, and Councillor Yates seconded, a motion to uphold the officer recommendation.

“It was moved by Councillor Stone and seconded by Councillor Yates that the officer recommendation be upheld.”

Minutes

The final decision

The committee upheld the officer recommendation and granted permission subject to the conditions in the officer’s report.

“That the officer recommendation be upheld, and the application be GRANTED, subject to the conditions outlined in the officer’s report.”

Minutes

Conditions and contributions

Permission included conditions on approved plans, boundaries, landscaping, tree protection, ecology, materials, levels, highways and parking.

“The development hereby approved shall only be carried out in full accordance with the approved plans (listed below) and any approved plans set out in the Outline permission, non-material amendment or conditional requirement of this or the Outline permission. All external dimensions and elevational treatments shall be as shown on the approved plans and documents (listed below).”

“The dwellings hereby approved shall not be occupied until the estate roads, footways, parking areas and any turning facilities serving those dwellings have been constructed in accordance with the approved plans noted in condition 1 above.”

Officer report